15817 SE Cr 69 · Blountstown, FL 32424

$149,000

3 bd · 2.0 ba · 1,922 sqft · SingleFamily public records · 213 Days on market

Built 1970 1.56 ac lot

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Why this score? — see what drove the D 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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks

This 1,922 sq ft 3-bedroom home, complete with a studio apartment above the carport, sits on a spacious 1.56-acre property accented by mature fruit trees. The unique 1.5-story layout features a split-level master suite for added privacy. Enjoy the convenience of being just minutes from the newly opened Calhoun/Liberty Hospital and only about an hour from the Gulf Coast. Spend the day at the beach, explore the Florida Caverns in Marianna, or visit the historic Pioneer Settlement in Blountstown - all just a short drive away. Make an appointment today to see this unique and versatile property. Very motivated Seller. Price Improvement.

Key facts

• 1.5-story layout
• Mature fruit trees
• 1.56 acre lot

Tags

• 1.5-STORY LAYOUT
• SPLIT-LEVEL MASTER SUITE
• MATURE FRUIT TREES

Property features AI

Finance

• Other: Zoning: MU (County, Mixed Use, Residential Single Family); Lot approximately 1.56 acres (dimensions 144.9 x 370.1)

Exterior

• Parking: 4 total parking spaces; Carport; Covered parking; Detached garage; Driveway
• Security: Smoke detectors
• Utilities: Public water; Septic tank; Cable available; Electricity connected; Natural gas available; Phone connected; Water connected
• Home design: Residential single-family detached; New construction
• Construction: Frame construction; Vinyl siding; Metal roof; Slab foundation
• Exterior features: Front porch; Rear porch; Porch; Storage; Cleared lot; Landscaped; Interior lot; County road frontage

Interior

• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Wall furnace; Electric heating; Central air; Wall/window air units; Ceiling fans
• Interior features: Pantry; Fireplace

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-66 ($-796/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (31.3% below list).
• Recommended offer: $102k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.1% in Blountstown — 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 67/100 on livability (#562 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Calhoun (rural): math 52% / reading 55% proficiency, ranked #27 of 73 in FL (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Blountstown Elementary School (math 54% / reading 56%, grade C, #872 of 2,144 statewide, top 42%, 490 students, 68% FRL); Blountstown High School (math 58% / reading 56%, grade C, #127 of 667 statewide, top 19%, 695 students, 55% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 44 active listings in the ZIP; 30 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.1% local appreciation)).
• Calhoun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $149k implies a 314% 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,415 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.16×
• Total profit: $6,813
• Equity at exit: $59,727

10-year hold

• IRR: 6.8%
• Equity multiple: 1.93×
• Total profit: $38,902
• Equity at exit: $86,749

Cash invested: $41,720 (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 32424

• Home prices YoY: 1.2%
• Active inventory: 44
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-66

Break-even live

Break-even rent $1,108

Max offer price $137,286

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-24	+0% $-66	+5% $-108	+10% $-151
Rent	-10% $-147	-5% $-107	+0% $-66	+5% $-26	+10% $15
Rate	-1.0pp $9	-0.5pp $-28	base $-66	+0.5pp $-105	+1.0pp $-144

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $149,000 Active 213 DOM
2. 2026-06-19
   days on market $149,000 Active 211 DOM
3. 2026-06-18
   days on market $149,000 Active 210 DOM
4. 2026-06-17
   days on market $149,000 Active 209 DOM
5. 2026-06-16
   days on market $149,000 Active 208 DOM
6. 2026-06-15
   days on market $149,000 Active 207 DOM
7. 2026-06-14
   days on market $149,000 Active 205 DOM
8. 2026-06-13
   days on market $149,000 Active 204 DOM
9. 2026-06-10
   days on market $149,000 Active 202 DOM
10. 2026-06-09
    days on market $149,000 Active 201 DOM
11. 2026-06-09
    price $149,000 Active 200 DOM
12. 2026-06-08
    days on market $169,000 Active 200 DOM
13. 2026-06-07
    days on market $169,000 Active 199 DOM
14. 2026-06-03
    days on market $169,000 Active 195 DOM
15. 2026-06-02
    days on market $169,000 Active 194 DOM
16. 2026-06-01
    days on market $169,000 Active 193 DOM
17. 2026-05-31
    days on market $169,000 Active 192 DOM
18. 2026-05-30
    days on market $169,000 Active 191 DOM
19. 2026-04-10
    price $169,000
20. 2025-12-11
    price $189,000
21. 2025-11-20
    listed $199,000 Active
22. 2005-05-23
    soldstatus $36,000

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$853/yr (+$71/mo · 222.7%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,290
• − Mortgage interest: −$8,346
• − Property taxes: −$383
• − Insurance: −$745
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$4,335
• Taxable loss: −$3,486
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $41/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: Calhoun
• NCES district ID: 1200210
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 55% ▼ -7.00%
• Median HH income: $33,844
• Composite: 44.14/100
• National rank: #2863
• State rank: #27 of 73 in FL

Livability — Blountstown

• Score: 67/100
• State rank: #562
• US rank: #10782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,430

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 13,969 people
• By 2030: 13,584 · -2.8%
• By 2040: 12,853 · -8.0%
• By 2050: 12,006 · -14.1%
• By 2075: 9,504 · -32.0%
• By 2100: 6,541 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+67.6) · D 15.9% · R 83.5%
• 2008→2024 swing: -27.2pp toward R · 2008: -40.4pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+62.3 2016: R+56.2 2012: R+43.9 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.12%
• Current HPI: 182.1718
• 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

+369.4% since first listed

4 events — show timeline

• 2026-04-10 Price Changed $169,000 RAFGC
• 2025-12-11 Price Changed $189,000 RAFGC
• 2025-11-20 Listed $199,000 RAFGC
• 2005-05-23 Sold (Public Records) $36,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $383 · +4.2% YoY. Source: county tax records.