2685 Robin Hood Ln · Caryville, FL 32425

$150,000

3 bd · 3.0 ba · 1,683 sqft · SingleFamily public records · 12 Days on market

Built 1977 0.52 ac lot ↓ 25% since listing

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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 +15.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +3.7/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Foreclosure! Almost 1,700 sqft 3 bed 3 bath 2 car garage brick house with metal roof with an amazing golf course view. Situated right at the 4th hole you can sit on the large back screened porch and enjoy the sunsets. Home has upgraded newer metal roof and HVAC and one of the bathrooms has been recently upgraded as well. Home has a large den with fireplace and built in bookcases, formal dining room, oversized garage, nice living area with sliding glass door out to the patio, and large covered front porch. Dogwood Lakes Golf Course is an 18-hole course lined with towering Pines and majestic Oak trees. An old-style course balanced with generous fairways yet challenging greens. Clubhouse has hot/cold sandwiches, snacks, and beverages.

Key facts

• 0.52 acre lot
• 2 garage spots
• Built 1977

Property features AI

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Electricity available
• Home design: Single-story home; Brick and vinyl siding exterior; Metal roof; Zoned County Residential Single Family
• Construction: Brick and vinyl siding construction; Metal roof
• Exterior features: Covered porch; Screened porch (19 x 12); Fenced yard; Shed(s) / storage shed; Paved lot

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: Multiple bedrooms on the first floor
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric and fireplace supplemental); Central air conditioning
• Interior features: Entrance foyer; Built-in shelves in living room; Fireplace; Storage; Utility room
• Laundry & utility: Utility room (first floor)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $55 ($656/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (15.5% below list).
• Recommended offer: $127k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 45/100 on livability (#898 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, schools F, amenities F.
• Holmes (rural): math 44% / reading 45% proficiency, ranked #53 of 73 in FL (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 141 active listings in the ZIP; 12 units permitted in Holmes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Holmes County population projected at -17% 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 12y 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.

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 $126,751 (15.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.85% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $313,038
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2685 Robin Hood Ln	0.00mi	3/2.5	1,683 (0%)	0mo	$140,000	$83	98
2691 Marian Dr	0.28mi	3/2.0	1,911 (+14%)	3mo	$355,000	$186	58

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $85,137
• Equity at exit: $135,132

10-year hold

• IRR: 22.4%
• Equity multiple: 6.90×
• Total profit: $247,907
• Equity at exit: $291,417

Cash invested: $42,000 (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 32425

• Home prices YoY: 16.2%
• Active inventory: 141
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $55

Break-even live

Break-even rent $1,198

Max offer price $150,000

Occupancy floor 91%

Sensitivity live

Price	-10% $140	-5% $97	+0% $55	+5% $12	+10% $-30
Rent	-10% $-46	-5% $5	+0% $55	+5% $105	+10% $155
Rate	-1.0pp $130	-0.5pp $93	base $55	+0.5pp $16	+1.0pp $-24

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-16
   status Pending
2. 2026-05-04
   listed $150,000 Active
3. 2021-12-14
   historical
4. 2020-10-01
   soldstatus $132,000 741-char remark

   Show marketing remark (741 chars)

   Foreclosure! Almost 1,700 sqft 3 bed 3 bath 2 car garage brick house with metal roof with an amazing golf course view. Situated right at the 4th hole you can sit on the large back screened porch and enjoy the sunsets. Home has upgraded newer metal roof and HVAC and one of the bathrooms has been recently upgraded as well. Home has a large den with fireplace and built in bookcases, formal dining room, oversized garage, nice living area with sliding glass door out to the patio, and large covered front porch. Dogwood Lakes Golf Course is an 18-hole course lined with towering Pines and majestic Oak trees. An old-style course balanced with generous fairways yet challenging greens. Clubhouse has hot/cold sandwiches, snacks, and beverages.

5. 2020-10-01
   soldstatus $132,000 741-char remark

   Show marketing remark (741 chars)

   Foreclosure! Almost 1,700 sqft 3 bed 3 bath 2 car garage brick house with metal roof with an amazing golf course view. Situated right at the 4th hole you can sit on the large back screened porch and enjoy the sunsets. Home has upgraded newer metal roof and HVAC and one of the bathrooms has been recently upgraded as well. Home has a large den with fireplace and built in bookcases, formal dining room, oversized garage, nice living area with sliding glass door out to the patio, and large covered front porch. Dogwood Lakes Golf Course is an 18-hole course lined with towering Pines and majestic Oak trees. An old-style course balanced with generous fairways yet challenging greens. Clubhouse has hot/cold sandwiches, snacks, and beverages.

6. 2019-12-10
   listed $142,000 741-char remark

   Show marketing remark (741 chars)

   Foreclosure! Almost 1,700 sqft 3 bed 3 bath 2 car garage brick house with metal roof with an amazing golf course view. Situated right at the 4th hole you can sit on the large back screened porch and enjoy the sunsets. Home has upgraded newer metal roof and HVAC and one of the bathrooms has been recently upgraded as well. Home has a large den with fireplace and built in bookcases, formal dining room, oversized garage, nice living area with sliding glass door out to the patio, and large covered front porch. Dogwood Lakes Golf Course is an 18-hole course lined with towering Pines and majestic Oak trees. An old-style course balanced with generous fairways yet challenging greens. Clubhouse has hot/cold sandwiches, snacks, and beverages.

7. 2019-08-16
   historical
8. 2019-07-11
   historical
9. 2019-05-07
   listed $149,000
10. 2019-05-07
    listed $149,900
11. 2019-05-07
    listed $149,000
12. 2019-05-06
    historical
13. 2019-05-06
    historical
14. 2018-08-07
    listed $155,000
15. 2018-08-07
    listed $155,000
16. 2018-08-07
    listed $155,000
17. 2018-01-18
    historical
18. 2017-09-15
    listed $199,000
19. 2014-03-17
    listed $199,900

ⓘ 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: $1,171 · $98/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$74/yr (+$6/mo · 6.3%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,210
• − Mortgage interest: −$8,402
• − Property taxes: −$1,171
• − Insurance: −$750
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$4,364
• Taxable loss: −$1,911
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $1,114/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: Holmes
• NCES district ID: 1200900
• Math proficiency: 44% ▼ -5.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $35,365
• Composite: 36.83/100
• National rank: #4558
• State rank: #53 of 73 in FL

Livability — Caryville

• Score: 45/100
• State rank: #898
• US rank: #26612

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,944

Population outlook (Holmes County) Hauer SSP2

• Today (2025): 17,963 people
• By 2030: 17,245 · -4.0%
• By 2040: 15,970 · -11.1%
• By 2050: 14,905 · -17.0%
• By 2075: 12,327 · -31.4%
• By 2100: 9,760 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Holmes

• 2024 margin: Solid R (+80.2) · D 9.7% · R 89.9%
• 2008→2024 swing: -15.1pp toward R · 2008: -65.0pp · 2024: -80.2pp
• All cycles: 2024: R+80.2 2020: R+78.9 2016: R+77.9 2012: R+68.3 2008: R+65.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.87%
• Current HPI: 322.29
• 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

-25.0% since first listed

19 events — show timeline

• 2026-05-16 Pending — CPARMLS
• 2026-05-04 Listed $150,000 CPARMLS
• 2021-12-14 Listing Removed — CPARMLS
• 2020-10-01 Sold (MLS) $132,000 NAMLS
• 2020-10-01 Sold (MLS) $132,000 ECAR
• 2019-12-10 Listed $142,000 NAMLS
• 2019-08-16 Listing Removed — CPARMLS
• 2019-07-11 Listing Removed — NAMLS
• 2019-05-07 Listed $149,000 NAMLS
• 2019-05-07 Listed $149,900 CPARMLS
• 2019-05-07 Listed $149,000 ECAR
• 2019-05-06 Listing Removed — CPARMLS
• 2019-05-06 Listing Removed — NAMLS
• 2018-08-07 Listed $155,000 ECAR
• 2018-08-07 Listed $155,000 CPARMLS
• 2018-08-07 Listed $155,000 NAMLS
• 2018-01-18 Listing Removed — CPARMLS
• 2017-09-15 Listed $199,000 CPARMLS
• 2014-03-17 Listed $199,900 CPARMLS

Property tax history

+5.4%/yr

Latest (2025): $1,171 · +5.1% YoY. Source: county tax records.