213 SW Valentine Ave · Madison, FL 32340

$105,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 79 Days on market

Built 1980 0.28 ac lot Est $82k · 27% over

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.5/30.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.9/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Solid brick home is nestled by grand, shady oak trees. Home has been a rental unit for many years, and current tenant is willing to stay. A previous carport has been converted into a family room providing extra space to spread out. This would make a nice starter home or an opportunity to enjoy the rental income. The home is on a double city lot and located just south of the downtown area.

Key facts

• Solid wood cabinets
• Brick exterior
• Large in-town lot

Tags

• LARGE IN-TOWN LOT
• POTENTIAL FOR A 4TH BEDROOM
• SCREENED-IN FRONT PORCH
• BRICK EXTERIOR
• SOLID WOOD CABINETS

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Parking space(s)
• Utilities: Central air cooling; Ceiling fan(s)
• Home design: Single-story; Brick construction; Slab foundation
• Construction: Brick exterior; Slab foundation
• Exterior features: Covered, screened porch; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Oven
• Bedrooms: Bedroom 2 (13x10); Bedroom 3 (7x10)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wood heating; Central air; Ceiling fans
• Interior features: Screened porch; Covered porch; None (no additional interior features listed)
• Laundry & utility: Utility room; Garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.6% in Madison — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#437 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools C-, housing D+, amenities F.
• Madison (rural): math 39% / reading 40% proficiency, ranked #64 of 73 in FL (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 97 active listings in the ZIP; 31 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Madison County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $82,368
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
641 SW Horry Ave	0.32mi	2/1.0 (-1)	1,276 (+2%)	2mo	$85,500	$67	70
125 SW Miller St	0.37mi	2/2.0 (-1)	1,216 (-3%)	7mo	$40,000	$33	67
227 SW Christmas Tree Ln	0.48mi	3/1.0	1,312 (+5%)	5mo	$30,000	$23	61
191 SW Crosby Ave	0.22mi	3/1.5	1,062 (-15%)	4mo	$70,000	$66	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.25×
• Total profit: $66,007
• Equity at exit: $94,592

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $187,555
• Equity at exit: $203,992

Cash invested: $29,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32340

• Home prices YoY: 32.0%
• Active inventory: 97
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$169 /mo · $2,029/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $138

Break-even live

Break-even rent $966

Max offer price $105,000

Occupancy floor 83%

Sensitivity live

Price	-10% $197	-5% $168	+0% $138	+5% $108	+10% $78
Rent	-10% $48	-5% $93	+0% $138	+5% $183	+10% $228
Rate	-1.0pp $191	-0.5pp $165	base $138	+0.5pp $111	+1.0pp $83

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $105,000 Active 79 DOM
2. 2026-06-18
   days on market $105,000 Active 78 DOM
3. 2026-06-17
   days on market $105,000 Active 77 DOM
4. 2026-06-16
   days on market $105,000 Active 76 DOM
5. 2026-06-15
   days on market $105,000 Active 75 DOM
6. 2026-06-14
   days on market $105,000 Active 73 DOM
7. 2026-06-13
   days on market $105,000 Active 72 DOM
8. 2026-06-10
   days on market $105,000 Active 70 DOM
9. 2026-06-09
   days on market $105,000 Active 69 DOM
10. 2026-06-08
    days on market $105,000 Active 68 DOM
11. 2026-06-07
    days on market $105,000 Active 67 DOM
12. 2026-06-05
    days on market $105,000 Active 64 DOM
13. 2026-06-03
    days on market $105,000 Active 63 DOM
14. 2026-06-02
    days on market $105,000 Active 62 DOM
15. 2026-05-30
    days on market $105,000 Active 61 DOM
16. 2026-03-30
    listed $105,000 Active
17. 2021-09-07
    soldstatus $85,000
18. 2021-09-01
    soldstatus $85,000 Closed 391-char remark

    Show marketing remark (391 chars)

    Solid brick home is nestled by grand, shady oak trees. Home has been a rental unit for many years, and current tenant is willing to stay. A previous carport has been converted into a family room providing extra space to spread out. This would make a nice starter home or an opportunity to enjoy the rental income. The home is on a double city lot and located just south of the downtown area.

19. 2021-06-14
    historical Active Under Contract 391-char remark

    Show marketing remark (391 chars)

    Solid brick home is nestled by grand, shady oak trees. Home has been a rental unit for many years, and current tenant is willing to stay. A previous carport has been converted into a family room providing extra space to spread out. This would make a nice starter home or an opportunity to enjoy the rental income. The home is on a double city lot and located just south of the downtown area.

20. 2021-05-17
    status Active 391-char remark

    Show marketing remark (391 chars)

    Solid brick home is nestled by grand, shady oak trees. Home has been a rental unit for many years, and current tenant is willing to stay. A previous carport has been converted into a family room providing extra space to spread out. This would make a nice starter home or an opportunity to enjoy the rental income. The home is on a double city lot and located just south of the downtown area.

21. 2021-05-13
    historical Active Under Contract 391-char remark

    Show marketing remark (391 chars)

    Solid brick home is nestled by grand, shady oak trees. Home has been a rental unit for many years, and current tenant is willing to stay. A previous carport has been converted into a family room providing extra space to spread out. This would make a nice starter home or an opportunity to enjoy the rental income. The home is on a double city lot and located just south of the downtown area.

22. 2020-04-14
    listed $85,000 Active 391-char remark

    Show marketing remark (391 chars)

    Solid brick home is nestled by grand, shady oak trees. Home has been a rental unit for many years, and current tenant is willing to stay. A previous carport has been converted into a family room providing extra space to spread out. This would make a nice starter home or an opportunity to enjoy the rental income. The home is on a double city lot and located just south of the downtown area.

23. 2017-11-22
    soldstatus $60,000 486-char remark

    Show marketing remark (486 chars)

    Solid brick home is nestled by grand, shady oak trees. Home has fresh paint and new floors, including laminate and carpet, and will make a great place to put down roots. A previous carport has been converted into a family room providing extra space to spread out. A front screen porch will give you a respite at days' end to sit and watch the evening fireflies. Beautiful crepe myrtles and other foliage dot the property which is a double city lot. Come home to beautiful north Florida!

24. 2017-11-22
    soldstatus $60,000

    Show marketing remark (486 chars)

    Solid brick home is nestled by grand, shady oak trees. Home has fresh paint and new floors, including laminate and carpet, and will make a great place to put down roots. A previous carport has been converted into a family room providing extra space to spread out. A front screen porch will give you a respite at days' end to sit and watch the evening fireflies. Beautiful crepe myrtles and other foliage dot the property which is a double city lot. Come home to beautiful north Florida!

25. 2017-08-14
    listed $64,900 486-char remark

    Show marketing remark (486 chars)

    Solid brick home is nestled by grand, shady oak trees. Home has fresh paint and new floors, including laminate and carpet, and will make a great place to put down roots. A previous carport has been converted into a family room providing extra space to spread out. A front screen porch will give you a respite at days' end to sit and watch the evening fireflies. Beautiful crepe myrtles and other foliage dot the property which is a double city lot. Come home to beautiful north Florida!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,029 · $169/mo
• Projected year-2 tax: $2,029 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,691
• − Mortgage interest: −$5,882
• − Property taxes: −$2,029
• − Insurance: −$525
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$3,055
• Taxable income: $10
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,652/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Madison
• NCES district ID: 1201200
• Math proficiency: 39% ▼ -5.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $33,925
• Composite: 32.54/100
• National rank: #5693
• State rank: #64 of 73 in FL

Livability — Madison

• Score: 70/100
• State rank: #437
• US rank: #7819

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing D+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madison, FL
• Population (ZIP): 10,424

Population outlook (Madison County) Hauer SSP2

• Today (2025): 16,849 people
• By 2030: 15,883 · -5.7%
• By 2040: 13,861 · -17.7%
• By 2050: 11,918 · -29.3%
• By 2075: 7,810 · -53.6%
• By 2100: 4,684 · -72.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 50% Black 43% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Madison

• 2024 margin: Strong R (+28.9) · D 35.3% · R 64.2%
• 2008→2024 swing: -25.8pp toward R · 2008: -3.1pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+19.5 2016: R+15.6 2012: R+3.4 2008: R+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 65.13%
• Current HPI: 268.8459
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+61.8% since first listed

10 events — show timeline

• 2026-03-30 Listed $105,000 CATRS
• 2021-09-07 Sold (Public Records) $85,000 Public Records
• 2021-09-01 Sold (MLS) $85,000 CATRS
• 2021-06-14 Contingent — CATRS
• 2021-05-17 Relisted — CATRS
• 2021-05-13 Contingent — CATRS
• 2020-04-14 Listed $85,000 CATRS
• 2017-11-22 Sold (Public Records) $60,000 Public Records
• 2017-11-22 Sold (MLS) $60,000 CATRS
• 2017-08-14 Listed $64,900 CATRS

Property tax history

+11.7%/yr

Latest (2025): $2,029 · -4.1% YoY. Source: county tax records.