226 My St · Havana, FL 32333

$125,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 25 Days on market

Built 1987 3.47 ac lot Est $220k · 43% under $8/mo HOA · 1% of rent

---

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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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

LAKEFRONT HOME ON ALMOST 3.5 ACRES!!!! Home is in need of some repairs. .. .Wayside lake invites you to this tranquil oasis. This home is located at the end of a Cul de sac . Large spacious dock perfect for entertaining. Comes with a paddle boat and john boat for instant lake activities with lots of fishing and enjoyable weekends. The home has amazing views overlooking the lake with 2 back decks for further enjoyment. The 3 bedroom 2 bath split plan has 2 living rooms with ample room for a growing family or a perfect weekend getaway . room measurements are aprox buyer to verify

Key facts

• Large spacious dock
• 2 back decks
• Almost 3.5 acres

Tags

• LAKEFRONT HOME
• ALMOST 3.5 ACRES
• LARGE SPACIOUS DOCK
• 2 BACK DECKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $125k implies a 862% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $219,648
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Our St	0.22mi	3/2.0	1,378 (+10%)	20mo	$200,000	$145	56
150 Gopher Aly	0.59mi	3/2.0	1,196 (-4%)	19mo	$210,000	$176	50

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $5,817
• Equity at exit: $18,638

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $38,557
• Equity at exit: $10,808

Cash invested: $35,000 (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 32333

• Home prices YoY: -24.2%
• Active inventory: 67
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$52
• HOA: −$8
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $410

Break-even live

Break-even rent $986

Max offer price $125,000

Occupancy floor 68%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 33 events

1. 2026-06-18
   days on market $125,000 Active 25 DOM
2. 2026-06-17
   days on market $125,000 Active 24 DOM
3. 2026-06-16
   days on market $125,000 Active 23 DOM
4. 2026-06-15
   days on market $125,000 Active 22 DOM
5. 2026-06-14
   days on market $125,000 Active 20 DOM
6. 2026-06-13
   days on market $125,000 Active 19 DOM
7. 2026-06-10
   days on market $125,000 Active 17 DOM
8. 2026-06-09
   days on market $125,000 Active 16 DOM
9. 2026-06-08
   days on market $125,000 Active 15 DOM
10. 2026-06-07
    days on market $125,000 Active 14 DOM
11. 2026-06-05
    days on market $125,000 Active 11 DOM
12. 2026-06-03
    days on market $125,000 Active 10 DOM
13. 2026-06-02
    days on market $125,000 Active 9 DOM
14. 2026-06-01
    days on market $125,000 Active 8 DOM
15. 2026-05-31
    days on market $125,000 Active 7 DOM
16. 2026-05-30
    days on market $125,000 Active 6 DOM
17. 2026-03-23
    price $149,000 586-char remark

    Show marketing remark (586 chars)

    LAKEFRONT HOME ON ALMOST 3.5 ACRES!!!! Home is in need of some repairs. .. .Wayside lake invites you to this tranquil oasis. This home is located at the end of a Cul de sac . Large spacious dock perfect for entertaining. Comes with a paddle boat and john boat for instant lake activities with lots of fishing and enjoyable weekends. The home has amazing views overlooking the lake with 2 back decks for further enjoyment. The 3 bedroom 2 bath split plan has 2 living rooms with ample room for a growing family or a perfect weekend getaway . room measurements are aprox buyer to verify

18. 2026-01-05
    price $165,000
19. 2026-01-04
    listed $165,000 Active 586-char remark

    Show marketing remark (586 chars)

    LAKEFRONT HOME ON ALMOST 3.5 ACRES!!!! Home is in need of some repairs. .. .Wayside lake invites you to this tranquil oasis. This home is located at the end of a Cul de sac . Large spacious dock perfect for entertaining. Comes with a paddle boat and john boat for instant lake activities with lots of fishing and enjoyable weekends. The home has amazing views overlooking the lake with 2 back decks for further enjoyment. The 3 bedroom 2 bath split plan has 2 living rooms with ample room for a growing family or a perfect weekend getaway . room measurements are aprox buyer to verify

20. 2026-01-02
    historical
21. 2025-10-22
    historical
22. 2025-10-21
    listed $175,000 Active
23. 2025-09-12
    price $184,900
24. 2025-09-11
    historical
25. 2025-09-07
    price $189,000
26. 2025-09-05
    listed $189,000 Active
27. 2025-08-06
    historical
28. 2025-08-01
    listed $189,900 Active
29. 2025-06-06
    price $199,900
30. 2025-06-06
    historical
31. 2025-06-01
    listed $199,900 Active
32. 2025-05-22
    listed $225,000 Active
33. 1988-05-25
    soldstatus $13,000

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$277/yr (+$23/mo · 36.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,058
• − Mortgage interest: −$7,002
• − Property taxes: −$761
• − Insurance: −$625
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − HOA: −$96
• − Depreciation: −$3,636
• Taxable income: $3,049
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $4,186/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

+1046.2% since first listed

17 events — show timeline

• 2026-03-23 Price Changed $149,000 CATRS
• 2026-01-05 Price Changed $165,000 CATRS
• 2026-01-04 Listed $165,000 CATRS
• 2026-01-02 Listing Removed — CATRS
• 2025-10-22 Listing Removed — CATRS
• 2025-10-21 Listed $175,000 CATRS
• 2025-09-12 Price Changed $184,900 CATRS
• 2025-09-11 Listing Removed — CATRS
• 2025-09-07 Price Changed $189,000 CATRS
• 2025-09-05 Listed $189,000 CATRS
• 2025-08-06 Listing Removed — CATRS
• 2025-08-01 Listed $189,900 CATRS
• 2025-06-06 Price Changed $199,900 CATRS
• 2025-06-06 Listing Removed — CATRS
• 2025-06-01 Listed $199,900 CATRS
• 2025-05-22 Listed $225,000 CATRS
• 1988-05-25 Sold (Public Records) $13,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $761 · +5.2% YoY. Source: county tax records.