504 Quail Lane Ln · Macclenny, FL 32063

$100,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 32 Days on market

Built 1971 10,018 sqft lot Est $190k · 47% under

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Why this score? — see what drove the B- 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.4/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent bones and a great rehab. 3/1 brick. Metal Roof. Large yard. Paved Road. Ideal for investor looking to rehab. Would make a great rental. Close to shopping and restaurants.

Key facts

• Metal roof
• Paved road
• Large yard

Tags

• METAL ROOF
• LARGE YARD
• PAVED ROAD

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Brick and concrete construction; Metal roof; Other outbuilding/structure
• Exterior features: Paved road access; Few trees on the lot; No private pool

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units
• Interior features: 6 total rooms; In-unit laundry; Unfurnished
• Laundry & utility: Laundry located in the unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.3% in Macclenny — 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 72/100 on livability (#355 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Baker (town): math 53% / reading 49% proficiency, ranked #28 of 73 in FL (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Macclenny Elementary School (math 71% / reading 70%, grade A-, #333 of 2,144 statewide, top 16%, 615 students, 58% FRL); Baker County Middle School (math 47% / reading 42%, grade D, #320 of 571 statewide, top 57%, 1,102 students, 52% FRL); Baker County Senior High School (math 41% / reading 48%, grade F, #237 of 667 statewide, top 36%, 1,425 students, 40% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 76 active listings in the ZIP; 99 units permitted in Baker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Baker County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $100k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $190,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 S 9th St	0.03mi	3/2.0	964 (+0%)	17mo	$191,000	$198	79
513 Quail Ln	0.05mi	3/2.0	999 (+4%)	10mo	$181,000	$181	78
520 Railroad Ave W	0.35mi	3/1.0	954 (-1%)	6mo	$200,000	$210	78
661 Douberly Rd	0.55mi	3/1.0	1,055 (+10%)	12mo	$77,500	$73	47

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-439
• Equity at exit: $14,910

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $19,905
• Equity at exit: $8,646

Cash invested: $28,000 (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 32063

• Home prices YoY: -32.2%
• Active inventory: 76
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $248

Break-even live

Break-even rent $830

Max offer price $100,000

Occupancy floor 73%

Sensitivity live

Price	-10% $304	-5% $276	+0% $248	+5% $219	+10% $191
Rent	-10% $157	-5% $202	+0% $248	+5% $293	+10% $338
Rate	-1.0pp $298	-0.5pp $273	base $248	+0.5pp $222	+1.0pp $195

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-16
   status $100,000 Pending 32 DOM
2. 2026-06-15
   days on market $100,000 Active 32 DOM
3. 2026-06-14
   days on market $100,000 Active 30 DOM
4. 2026-06-12
   days on market $100,000 Active 29 DOM
5. 2026-06-09
   days on market $100,000 Active 26 DOM
6. 2026-06-08
   days on market $100,000 Active 25 DOM
7. 2026-06-07
   days on market $100,000 Active 24 DOM
8. 2026-06-05
   days on market $100,000 Active 21 DOM
9. 2026-06-02
   days on market $100,000 Active 19 DOM
10. 2026-06-01
    days on market $100,000 Active 18 DOM
11. 2026-05-31
    days on market $100,000 Active 17 DOM
12. 2026-05-30
    days on market $100,000 Active 16 DOM
13. 2026-05-14
    listed $100,000 Active
14. 1993-08-01
    soldstatus $28,000
15. 1993-07-01
    soldstatus $27,000

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,080 · $90/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,726
• − Mortgage interest: −$5,602
• − Property taxes: −$1,080
• − Insurance: −$500
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$2,909
• Taxable income: $1,440
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $2,626/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: Baker
• NCES district ID: 1200060
• Math proficiency: 53% ▼ -6.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $50,301
• Composite: 43.67/100
• National rank: #2958
• State rank: #28 of 73 in FL

Livability — Macclenny

• Score: 72/100
• State rank: #355
• US rank: #6194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Macclenny, FL
• City population: 14,546
• Population (ZIP): 14,546

Population outlook (Baker County) Hauer SSP2

• Today (2025): 27,607 people
• By 2030: 27,452 · -0.6%
• By 2040: 26,637 · -3.5%
• By 2050: 25,103 · -9.1%
• By 2075: 19,576 · -29.1%
• By 2100: 11,664 · -57.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 9% Hispanic / Latino 5% Asian 1%
• Common ancestry: Iranian 1% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Baker

• 2024 margin: Solid R (+73.1) · D 13.2% · R 86.3%
• 2008→2024 swing: -15.7pp toward R · 2008: -57.4pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+70.2 2016: R+64.8 2012: R+58.6 2008: R+57.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.23%
• Current HPI: 183.4377
• 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

+270.4% since first listed

3 events — show timeline

• 2026-05-14 Listed $100,000 realMLS
• 1993-08-01 Sold (Public Records) $28,000 Public Records
• 1993-07-01 Sold (Public Records) $27,000 Public Records

Property tax history

+17.7%/yr

Latest (2025): $1,080 · +0.8% YoY. Source: county tax records.