8324 Lesley St · Woodville, FL 32305

$49,900

3 bd · 2.0 ba · 1,012 sqft · Manufactured public records · 33 Days on market

Built 1992 0.75 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a property that requires some TLC? This could be the perfect investment opportunity for you! This property has a lot of potential, but it needs someone who has the vision and the drive to bring it back to its former glory. It has great bones and a solid foundation, but it just needs some cosmetic updates to bring it up to modern standards. With a little bit of investment, you could turn this property into a dream home or a profitable rental property. Seller will offer concessions!

Key facts

• 0.75 acre lot
• Built 1992
• Listed 33 days

Property features AI

Exterior

• Parking: Other parking type
• Utilities: Other water source; Other utilities
• Home design: Mobile home (manufactured single-family residence); Residential property
• Exterior features: Lot approximately 0.75 acres; Not in a subdivision; Directions: West on Crystal Rd then north on Lesley St

Interior

• Bedrooms: 2 total rooms (room-level details not provided)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Has cooling (type listed as other)
• Interior features: Includes unspecified appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.2% vs local median 4.3% in Woodville — 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 (#581 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools F, amenities F.
• Leon (urban): math 48% / reading 53% proficiency, ranked #33 of 73 in FL (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 105 active listings in the ZIP; 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).
• This rent runs 38% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Leon County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $40k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major 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 $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.07% ✓
• Cap rate: 27.25%
• Cash-on-cash: 74.85%
• DSCR: 4.33
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.6%
• Equity multiple: 2.47×
• Total profit: $20,533
• Equity at exit: $7,440

10-year hold

• IRR: 41.6%
• Equity multiple: 4.97×
• Total profit: $55,516
• Equity at exit: $4,314

Cash invested: $13,972 (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 32305

• Home prices YoY: -22.5%
• Active inventory: 105
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $445

Break-even live

Break-even rent $971

Max offer price $49,900

Occupancy floor 66%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-10
   status $49,900 Pending 33 DOM
2. 2026-06-09
   days on market $49,900 Active 33 DOM
3. 2026-06-08
   days on market $49,900 Active 32 DOM
4. 2026-06-07
   days on market $49,900 Active 31 DOM
5. 2026-06-05
   price $49,900 Active 28 DOM
6. 2026-06-02
   pricedays on market $55,900 Active 28 DOM
7. 2026-06-01
   days on market $59,900 Active 27 DOM
8. 2026-05-31
   days on market $59,900 Active 26 DOM
9. 2026-05-30
   days on market $59,900 Active 25 DOM
10. 2026-05-16
    status Active
11. 2026-05-16
    price $64,900
12. 2026-05-08
    historical
13. 2026-05-06
    price $74,900
14. 2026-05-04
    price $79,900
15. 2026-05-02
    price $84,900
16. 2026-04-28
    listed $89,900 Active
17. 2024-01-10
    soldstatus $50,000
18. 2024-01-08
    soldstatus $50,000 Closed 497-char remark

    Show marketing remark (497 chars)

    Looking for a property that requires some TLC? This could be the perfect investment opportunity for you! This property has a lot of potential, but it needs someone who has the vision and the drive to bring it back to its former glory. It has great bones and a solid foundation, but it just needs some cosmetic updates to bring it up to modern standards. With a little bit of investment, you could turn this property into a dream home or a profitable rental property. Seller will offer concessions!

19. 2024-01-02
    historical Active Under Contract 497-char remark

    Show marketing remark (497 chars)

    Looking for a property that requires some TLC? This could be the perfect investment opportunity for you! This property has a lot of potential, but it needs someone who has the vision and the drive to bring it back to its former glory. It has great bones and a solid foundation, but it just needs some cosmetic updates to bring it up to modern standards. With a little bit of investment, you could turn this property into a dream home or a profitable rental property. Seller will offer concessions!

20. 2023-11-16
    listed $72,500 Active 497-char remark

    Show marketing remark (497 chars)

    Looking for a property that requires some TLC? This could be the perfect investment opportunity for you! This property has a lot of potential, but it needs someone who has the vision and the drive to bring it back to its former glory. It has great bones and a solid foundation, but it just needs some cosmetic updates to bring it up to modern standards. With a little bit of investment, you could turn this property into a dream home or a profitable rental property. Seller will offer concessions!

21. 2023-11-15
    historical
22. 2023-11-02
    price $74,000
23. 2023-10-24
    status Active
24. 2023-10-23
    historical Active Under Contract
25. 2023-10-03
    listed $79,000 Active
26. 2018-11-02
    historical
27. 2018-09-10
    listed $57,250
28. 2010-08-18
    soldstatus $30,000
29. 2010-07-07
    historical
30. 2009-07-07
    listed $56,900

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $696 · $58/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 6/10 Major FEMA zone AE · 68% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,409
• − Mortgage interest: −$2,795
• − Property taxes: −$696
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$1,452
• Taxable income: $5,153
• Est. tax owed @ 24.0%: −$1,237
• After-tax cash flow: $4,102/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: Leon
• NCES district ID: 1201110
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $46,339
• Composite: 42.84/100
• National rank: #3131
• State rank: #33 of 73 in FL

Livability — Woodville

• Score: 67/100
• State rank: #581
• US rank: #10723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodville, FL
• County: Leon County · 294,472 people
• Metro: Tallahassee, FL
• Population (ZIP): 19,384
• Household income: $48,045
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 654.0

Population outlook (Leon County) Hauer SSP2

• Today (2025): 315,507 people
• By 2030: 330,677 · +4.8%
• By 2040: 358,465 · +13.6%
• By 2050: 386,804 · +22.6%
• By 2075: 465,480 · +47.5%
• By 2100: 519,959 · +64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 33% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Serbian 1% Hispanic 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Leon

• 2024 margin: Strong D (+21.8) · D 60.3% · R 38.5% · Other 1.2%
• 2008→2024 swing: -2.5pp toward R · 2008: 24.3pp · 2024: 21.8pp
• All cycles: 2024: D+21.8 2020: D+28.3 2016: D+25.1 2012: D+23.6 2008: D+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.40%
• Current HPI: 218.4834
• Rent YoY: —
• Metro: Tallahassee, FL
• 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

+14.1% since first listed

21 events — show timeline

• 2026-05-16 Relisted — Daytona MLS
• 2026-05-16 Price Changed $64,900 Daytona MLS
• 2026-05-08 Listing Removed — Daytona MLS
• 2026-05-06 Price Changed $74,900 Daytona MLS
• 2026-05-04 Price Changed $79,900 Daytona MLS
• 2026-05-02 Price Changed $84,900 Daytona MLS
• 2026-04-28 Listed $89,900 Daytona MLS
• 2024-01-10 Sold (Public Records) $50,000 Public Records
• 2024-01-08 Sold (MLS) $50,000 CATRS
• 2024-01-02 Contingent — CATRS
• 2023-11-16 Listed $72,500 CATRS
• 2023-11-15 Listing Removed — CATRS
• 2023-11-02 Price Changed $74,000 CATRS
• 2023-10-24 Relisted — CATRS
• 2023-10-23 Contingent — CATRS
• 2023-10-03 Listed $79,000 CATRS
• 2018-11-02 Listing Removed — CATRS
• 2018-09-10 Listed $57,250 CATRS
• 2010-08-18 Sold (Public Records) $30,000 Public Records
• 2010-07-07 Listing Removed — CATRS
• 2009-07-07 Listed $56,900 CATRS

Property tax history

+14.5%/yr

Latest (2025): $696 · -8.4% YoY. Source: county tax records.