1100 W Ash St · Perry, FL 32347

$140,000

3 bd · 1.0 ba · 1,210 sqft · SingleFamily public records · 70 Days on market

Built 1962 0.57 ac lot $116/sqft · 10% below area Est $155k · 10% under

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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 +12.1/30.0
• ARV discount +12.0/15.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy peaceful living in this charming 3-bedroom, 1-bath home set on over half an acre. This property is move-in ready and fully furnished, complete with a stove, refrigerator, washer, and dryer—everything you need to settle right in. Inside, you’ll find a warm and inviting space that’s been well cared for, offering comfort and convenience throughout. Step outside to relax on the covered front or back porch, perfect for enjoying quiet mornings or laid-back evenings. The spacious yard provides plenty of room for a garden, outdoor seating, or even a small workshop. Located just 50 miles from Tallahassee and 20 miles from Keaton Beach, this home offers the perfect balance of country charm and coastal adventure. Spend weekends fishing, scalloping, or boating, then return home to your peaceful retreat. Everyday essentials are close by, with a local hospital, Walmart, bakery, and shops only a short drive away. Whether you’re looking for a forever home, a vacation spot, or a cozy getaway, this one has it all—move-in ready, fully furnished, and full of potential.

Key facts

• Covered front porch
• Spacious yard
• Covered back porch

Tags

• COVERED FRONT PORCH
• COVERED BACK PORCH
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-31 ($-374/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (21.9% below list).
• Recommended offer: $109k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.8% in Perry — 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 70/100 on livability (#420 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Taylor (rural): math 44% / reading 42% proficiency, ranked #59 of 73 in FL (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Taylor County Primary School (646 students, 70% FRL); Taylor County Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 627 students, 64% FRL); Taylor County High School (math 28% / reading 44%, grade F, #359 of 667 statewide, top 55%, 641 students, 61% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 51 active listings in the ZIP; 48 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Taylor County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y 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.
• Current owner paid $72k; list at $140k implies a 96% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,292 (21.9% 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 70 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — 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 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?
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: 0.78% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

• ARV (median comp): $155,367
• List price: $140,000
• Delta: -9.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 El Dorado Dr	0.21mi	3/1.0	1,325 (+10%)	6mo	$149,000	$112	70
313 W Bowers St	0.75mi	3/1.0	1,268 (+5%)	3mo	$190,000	$150	55
105 El Pasado Dr	0.09mi	4/2.5 (+1)	1,291 (+7%)	24mo	$199,000	$154	54
1407 N Springfield St	0.69mi	3/2.0	1,248 (+3%)	7mo	$145,000	$116	52
1205 N Allen St	0.75mi	3/1.0	1,344 (+11%)	11mo	$175,000	$130	38
311 W High St	0.72mi	2/1.0 (-1)	1,080 (-11%)	15mo	$146,000	$135	31

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-24,697
• Equity at exit: $20,874

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-24,174
• Equity at exit: $12,105

Cash invested: $39,200 (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 32347

• Home prices YoY: -23.5%
• Active inventory: 51
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-31

Break-even live

Break-even rent $1,132

Max offer price $134,501

Occupancy floor 98%

Sensitivity live

Price	-10% $48	-5% $8	+0% $-31	+5% $-71	+10% $-110
Rent	-10% $-117	-5% $-74	+0% $-31	+5% $12	+10% $55
Rate	-1.0pp $39	-0.5pp $4	base $-31	+0.5pp $-67	+1.0pp $-104

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-21
   days on market $140,000 Active 70 DOM
2. 2026-06-18
   days on market $140,000 Active 67 DOM
3. 2026-06-17
   days on market $140,000 Active 66 DOM
4. 2026-06-16
   days on market $140,000 Active 65 DOM
5. 2026-06-15
   days on market $140,000 Active 64 DOM
6. 2026-06-13
   days on market $140,000 Active 62 DOM
7. 2026-06-13
   days on market $140,000 Active 61 DOM
8. 2026-06-09
   days on market $140,000 Active 58 DOM
9. 2026-06-08
   days on market $140,000 Active 57 DOM
10. 2026-06-07
    days on market $140,000 Active 56 DOM
11. 2026-06-05
    days on market $140,000 Active 53 DOM
12. 2026-06-03
    days on market $140,000 Active 52 DOM
13. 2026-06-02
    days on market $140,000 Active 51 DOM
14. 2026-06-01
    days on market $140,000 Active 50 DOM
15. 2026-05-31
    days on market $140,000 Active 49 DOM
16. 2026-05-08
    price $140,000 1101-char remark

    Show marketing remark (1101 chars)

    Enjoy peaceful living in this charming 3-bedroom, 1-bath home set on over half an acre. This property is move-in ready and fully furnished, complete with a stove, refrigerator, washer, and dryer—everything you need to settle right in. Inside, you’ll find a warm and inviting space that’s been well cared for, offering comfort and convenience throughout. Step outside to relax on the covered front or back porch, perfect for enjoying quiet mornings or laid-back evenings. The spacious yard provides plenty of room for a garden, outdoor seating, or even a small workshop. Located just 50 miles from Tallahassee and 20 miles from Keaton Beach, this home offers the perfect balance of country charm and coastal adventure. Spend weekends fishing, scalloping, or boating, then return home to your peaceful retreat. Everyday essentials are close by, with a local hospital, Walmart, bakery, and shops only a short drive away. Whether you’re looking for a forever home, a vacation spot, or a cozy getaway, this one has it all—move-in ready, fully furnished, and full of potential.

17. 2026-04-12
    listed $147,000 Active 1101-char remark

    Show marketing remark (1101 chars)

    Enjoy peaceful living in this charming 3-bedroom, 1-bath home set on over half an acre. This property is move-in ready and fully furnished, complete with a stove, refrigerator, washer, and dryer—everything you need to settle right in. Inside, you’ll find a warm and inviting space that’s been well cared for, offering comfort and convenience throughout. Step outside to relax on the covered front or back porch, perfect for enjoying quiet mornings or laid-back evenings. The spacious yard provides plenty of room for a garden, outdoor seating, or even a small workshop. Located just 50 miles from Tallahassee and 20 miles from Keaton Beach, this home offers the perfect balance of country charm and coastal adventure. Spend weekends fishing, scalloping, or boating, then return home to your peaceful retreat. Everyday essentials are close by, with a local hospital, Walmart, bakery, and shops only a short drive away. Whether you’re looking for a forever home, a vacation spot, or a cozy getaway, this one has it all—move-in ready, fully furnished, and full of potential.

18. 2026-04-04
    historical
19. 2026-02-16
    price $147,000
20. 2026-01-12
    price $150,000
21. 2025-11-04
    listed $155,000 Active
22. 2025-09-19
    historical
23. 2025-06-18
    status Active
24. 2025-06-15
    historical
25. 2025-06-02
    price $159,000
26. 2025-05-05
    status Active
27. 2025-04-17
    status Pending
28. 2025-02-27
    status Active
29. 2025-02-17
    status Pending
30. 2025-01-14
    status Active
31. 2025-01-01
    historical
32. 2024-11-19
    price $162,000
33. 2024-08-21
    price $180,000
34. 2024-07-01
    listed $199,000 Active
35. 2022-09-12
    soldstatus $71,500
36. 2022-09-09
    soldstatus $71,500 Closed
37. 2022-08-11
    status Active
38. 2022-07-28
    listed $75,000 Active
39. 2022-07-12
    historical
40. 2022-06-07
    price $135,000
41. 2022-06-07
    listed $75,000 Active
42. 1986-06-01
    soldstatus $48,000
43. 1980-08-01
    soldstatus $40,000

ⓘ 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: $1,224 · $102/mo
• Projected year-2 tax: $1,224 · $102/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,115
• − Mortgage interest: −$7,842
• − Property taxes: −$1,224
• − Insurance: −$700
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$4,073
• Taxable loss: −$2,823
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $304/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: Taylor
• NCES district ID: 1201860
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $36,539
• Composite: 35.71/100
• National rank: #4862
• State rank: #59 of 73 in FL

Livability — Perry

• Score: 70/100
• State rank: #420
• US rank: #7497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perry, FL
• Population (ZIP): 7,174

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 21,562 people
• By 2030: 20,985 · -2.7%
• By 2040: 19,823 · -8.1%
• By 2050: 18,628 · -13.6%
• By 2075: 15,609 · -27.6%
• By 2100: 11,338 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 7% Black 7% Hispanic / Latino 3% Native American 1% Pacific Islander 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+59.6) · D 19.9% · R 79.6%
• 2008→2024 swing: -20.6pp toward R · 2008: -39.0pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+53.8 2016: R+51.5 2012: R+38.3 2008: R+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.08%
• Current HPI: 182.6827
• 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

+250.0% since first listed

28 events — show timeline

• 2026-05-08 Price Changed $140,000 CATRS
• 2026-04-12 Listed $147,000 CATRS
• 2026-04-04 Listing Removed — CATRS
• 2026-02-16 Price Changed $147,000 CATRS
• 2026-01-12 Price Changed $150,000 CATRS
• 2025-11-04 Listed $155,000 CATRS
• 2025-09-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-02 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-19 Price Changed $162,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-21 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-01 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-12 Sold (Public Records) $71,500 Public Records
• 2022-09-09 Sold (MLS) $71,500 CATRS
• 2022-08-11 Relisted — CATRS
• 2022-07-28 Listed $75,000 CATRS
• 2022-07-12 Listing Removed — CATRS
• 2022-06-07 Price Changed $135,000 CATRS
• 2022-06-07 Listed $75,000 CATRS
• 1986-06-01 Sold (Public Records) $48,000 Public Records
• 1980-08-01 Sold (Public Records) $40,000 Public Records

Property tax history

+19.2%/yr

Latest (2025): $1,224 · +17.8% YoY. Source: county tax records.