103 Bell St · Havana, FL 32333

$99,000

3 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 127 Days on market

Built 1966 4,356 sqft lot $78/sqft · 43% below area Est $175k · 43% under ↓ 24% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this quiet and cozy 4-bedroom, 1-bath bungalow nestled in a well-established neighborhood. This home offers great potential and just needs a little TLC to truly shine. Featuring a newer roof and newer HVAC system, many of the major updates have already been taken care of for you. With solid bones and plenty of space, this property is ready for its new owners to make it their own. This Sale also includes Parcel Id 2-26-3N-2W-0210-0000C-0510 which is approx . 0086 of an acre. Whether you're looking for your next investment opportunity or a place to call home, this bungalow is full of possibilities!

Key facts

• Newer roof
• Newer hvac system
• 4,356 sq ft lot

Tags

• NEWER ROOF
• NEWER HVAC SYSTEM
• WELL-ESTABLISHED NEIGHBORHOOD
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.1% in Havana — 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 74/100 on livability (#272 in FL, #4,420 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Gadsden (rural): math 31% / reading 31% proficiency, ranked #70 of 73 in FL (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 67 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 107 units permitted in Gadsden County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gadsden County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.46%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

• ARV (median comp): $175,166
• List price: $99,000
• Delta: -43.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Washington Ave	0.08mi	2/1.0 (-1)	1,120 (-12%)	5mo	$65,000	$58	68
129 Horseshoe Dr	0.16mi	3/1.5	1,325 (+4%)	22mo	$92,500	$70	65
322 Garland Rd	0.46mi	2/1.0 (-1)	1,269 (-0%)	13mo	$239,000	$188	62
360 Bostick Rd	0.31mi	2/1.0 (-1)	1,197 (-6%)	15mo	$207,000	$173	59
504 NE 2nd St	0.59mi	2/2.0 (-1)	1,264 (-0%)	6mo	$180,000	$142	58
703 NE 3rd St	0.52mi	3/1.0	1,344 (+6%)	15mo	$130,000	$97	53
898 Circle Dr	0.39mi	3/2.0	1,377 (+8%)	14mo	$345,000	$251	52
204 E 3rd Ave	0.49mi	3/1.0	1,140 (-10%)	10mo	$167,500	$147	52

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: 11.4%
• Equity multiple: 1.45×
• Total profit: $12,545
• Equity at exit: $14,761

10-year hold

• IRR: 20.4%
• Equity multiple: 2.72×
• Total profit: $47,608
• Equity at exit: $8,560

Cash invested: $27,720 (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 32333

• Home prices YoY: -24.2%
• Active inventory: 67
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $450

Break-even live

Break-even rent $731

Max offer price $99,000

Occupancy floor 60%

Sensitivity live

Price	-10% $506	-5% $478	+0% $450	+5% $309	+10% $274
Rent	-10% $347	-5% $398	+0% $450	+5% $501	+10% $552
Rate	-1.0pp $499	-0.5pp $475	base $450	+0.5pp $424	+1.0pp $398

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 NE 1st St Havana, FL	3.0	1.0	1050	$1,300	$1.24	14d	1	0.36mi

Listing history 20 events

1. 2026-06-18
   days on market $99,000 Active 127 DOM
2. 2026-06-17
   days on market $99,000 Active 126 DOM
3. 2026-06-16
   days on market $99,000 Active 125 DOM
4. 2026-06-15
   days on market $99,000 Active 124 DOM
5. 2026-06-14
   days on market $99,000 Active 122 DOM
6. 2026-06-13
   days on market $99,000 Active 121 DOM
7. 2026-06-10
   days on market $99,000 Active 119 DOM
8. 2026-06-09
   days on market $99,000 Active 118 DOM
9. 2026-06-08
   days on market $99,000 Active 117 DOM
10. 2026-06-07
    days on market $99,000 Active 116 DOM
11. 2026-06-05
    days on market $99,000 Active 113 DOM
12. 2026-06-03
    days on market $99,000 Active 112 DOM
13. 2026-06-02
    days on market $99,000 Active 111 DOM
14. 2026-06-01
    days on market $99,000 Active 110 DOM
15. 2026-05-31
    days on market $99,000 Active 109 DOM
16. 2026-05-30
    days on market $99,000 Active 108 DOM
17. 2026-03-30
    price $99,000 616-char remark

    Show marketing remark (616 chars)

    Welcome to this quiet and cozy 4-bedroom, 1-bath bungalow nestled in a well-established neighborhood. This home offers great potential and just needs a little TLC to truly shine. Featuring a newer roof and newer HVAC system, many of the major updates have already been taken care of for you. With solid bones and plenty of space, this property is ready for its new owners to make it their own. This Sale also includes Parcel Id 2-26-3N-2W-0210-0000C-0510 which is approx . 0086 of an acre. Whether you're looking for your next investment opportunity or a place to call home, this bungalow is full of possibilities!

18. 2026-03-30
    price $110,000 616-char remark

    Show marketing remark (616 chars)

    Welcome to this quiet and cozy 4-bedroom, 1-bath bungalow nestled in a well-established neighborhood. This home offers great potential and just needs a little TLC to truly shine. Featuring a newer roof and newer HVAC system, many of the major updates have already been taken care of for you. With solid bones and plenty of space, this property is ready for its new owners to make it their own. This Sale also includes Parcel Id 2-26-3N-2W-0210-0000C-0510 which is approx . 0086 of an acre. Whether you're looking for your next investment opportunity or a place to call home, this bungalow is full of possibilities!

19. 2026-03-30
    price $99,000 616-char remark

    Show marketing remark (616 chars)

    Welcome to this quiet and cozy 4-bedroom, 1-bath bungalow nestled in a well-established neighborhood. This home offers great potential and just needs a little TLC to truly shine. Featuring a newer roof and newer HVAC system, many of the major updates have already been taken care of for you. With solid bones and plenty of space, this property is ready for its new owners to make it their own. This Sale also includes Parcel Id 2-26-3N-2W-0210-0000C-0510 which is approx . 0086 of an acre. Whether you're looking for your next investment opportunity or a place to call home, this bungalow is full of possibilities!

20. 2026-02-11
    listed $130,000 Active 616-char remark

    Show marketing remark (616 chars)

    Welcome to this quiet and cozy 4-bedroom, 1-bath bungalow nestled in a well-established neighborhood. This home offers great potential and just needs a little TLC to truly shine. Featuring a newer roof and newer HVAC system, many of the major updates have already been taken care of for you. With solid bones and plenty of space, this property is ready for its new owners to make it their own. This Sale also includes Parcel Id 2-26-3N-2W-0210-0000C-0510 which is approx . 0086 of an acre. Whether you're looking for your next investment opportunity or a place to call home, this bungalow is full of possibilities!

ⓘ 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: $204 · $17/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$618/yr (+$51/mo · 302.5%)

ⓘ 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 3/10 Moderate
• 🌡 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 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$5,546
• − Property taxes: −$204
• − Insurance: −$495
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,880
• Taxable income: $3,979
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $4,440/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: Gadsden
• NCES district ID: 1200600
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $36,470
• Composite: 25.75/100
• National rank: #7373
• State rank: #70 of 73 in FL

Livability — Havana

• Score: 74/100
• State rank: #272
• US rank: #4420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,379

Population outlook (Gadsden County) Hauer SSP2

• Today (2025): 42,956 people
• By 2030: 40,878 · -4.8%
• By 2040: 36,218 · -15.7%
• By 2050: 31,502 · -26.7%
• By 2075: 21,828 · -49.2%
• By 2100: 14,480 · -66.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 36% Hispanic / Latino 8% Two or more races 3% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Gadsden

• 2024 margin: Solid D (+30.7) · D 65.0% · R 34.3%
• 2008→2024 swing: -8.3pp toward R · 2008: 39.0pp · 2024: 30.7pp
• All cycles: 2024: D+30.7 2020: D+36.6 2016: D+37.5 2012: D+40.6 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.83%
• Current HPI: 155.9185
• 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

-23.8% since first listed

4 events — show timeline

• 2026-03-30 Price Changed $99,000 CATRS
• 2026-03-30 Price Changed $110,000 CATRS
• 2026-03-30 Price Changed $99,000 CATRS
• 2026-02-11 Listed $130,000 CATRS

Property tax history

-3.8%/yr

Latest (2025): $204 · +7.3% YoY. Source: county tax records.