450244 Old Dixie Hwy · Callahan, FL 32011

$58,200

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 57 Days on market

Built 1959 8,712 sqft lot Est $58k · at est.

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.4/15.0
• Schools +6.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special - Callahan Opportunity! Just steps away from Callahan Middle School, this older home offers endless potential for the right buyer. Perfect for investors or renovators, this property is currently in foreclosure and ready for a fresh vision. With a spacious lot and a solid footprint, the possibilities are wide open�whether you're looking to renovate, rent, or resell. Bring your creativity, your contractor, and your offers!. Seller is motivated, so bring all offers today! Prime location near schools, shopping, and all that Callahan has to offer. Don't miss your chance to turn this diamond in the rough into your next success story!

Key facts

• Covered front porch
• Large lot
• Detached garage

Tags

• COVERED FRONT PORCH
• LARGE LOT
• DETACHED GARAGE
• LIVING AND DINING AREA

Property features AI

Finance

• Financial info: Annual tax information available (not included per instructions)
• HOA & community: Not a senior community

Exterior

• Parking: Detached garage; Two-car garage
• Utilities: Public sewer; Other utilities
• Home design: Single-family residence; One level
• Construction: Wood siding construction
• Exterior features: Shingle roof; 0.2-acre lot

Interior

• Kitchen: Kitchen (no appliances listed)
• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Five total rooms; Living room
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#408 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Nassau (town): math 74% / reading 65% proficiency, ranked #4 of 73 in FL (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Callahan Elementary School (658 students, 51% FRL); Callahan Middle School (math 79% / reading 65%, grade A, #52 of 571 statewide, top 10%, 705 students, 46% FRL); West Nassau County High School (math 39% / reading 55%, grade D-, #207 of 667 statewide, top 32%, 974 students, 40% FRL).
• Market conditions: 103 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($402 loan paydown + $6k appreciation (10.0% local appreciation)).
• Nassau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $58k implies a 301% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $56,454 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.61% ✓
• Cap rate: 22.22%
• Cash-on-cash: 56.87%
• DSCR: 3.53
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $58,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450244 Old Dixie Hwy	0.00mi	3/1.0	1,074 (+2%)	1mo	$59,000	$55	97

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: 69.5%
• Equity multiple: 5.97×
• Total profit: $80,925
• Equity at exit: $52,431

10-year hold

• IRR: 63.2%
• Equity multiple: 13.25×
• Total profit: $199,707
• Equity at exit: $113,070

Cash invested: $16,296 (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 32011

• Home prices YoY: 19.2%
• Active inventory: 103
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,520 medium
• Mortgage (P&I): −$305
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $772

Break-even live

Break-even rent $542

Max offer price $58,200

Occupancy floor 44%

Sensitivity live

Price	-10% $805	-5% $789	+0% $772	+5% $756	+10% $739
Rent	-10% $652	-5% $712	+0% $772	+5% $832	+10% $892
Rate	-1.0pp $802	-0.5pp $787	base $772	+0.5pp $757	+1.0pp $742

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: $14,550
• Closing costs: $1,746
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45160 Ewing Park Rd Callahan, FL	2.0	1.0	900	$1,520	$1.69	9d	3	1.27mi

Listing history 13 events

1. 2026-05-14
   status Pending
2. 2026-04-20
   price $58,200
3. 2026-04-03
   price $63,200
4. 2026-03-18
   listed $63,600 Active
5. 2025-12-18
   status Active
6. 2025-12-04
   historical 653-char remark

   Show marketing remark (653 chars)

   Investor Special - Callahan Opportunity! Just steps away from Callahan Middle School, this older home offers endless potential for the right buyer. Perfect for investors or renovators, this property is currently in foreclosure and ready for a fresh vision. With a spacious lot and a solid footprint, the possibilities are wide open�whether you're looking to renovate, rent, or resell. Bring your creativity, your contractor, and your offers!. Seller is motivated, so bring all offers today! Prime location near schools, shopping, and all that Callahan has to offer. Don't miss your chance to turn this diamond in the rough into your next success story!

7. 2025-11-13
   status Pending

   Show marketing remark (653 chars)

   Investor Special - Callahan Opportunity! Just steps away from Callahan Middle School, this older home offers endless potential for the right buyer. Perfect for investors or renovators, this property is currently in foreclosure and ready for a fresh vision. With a spacious lot and a solid footprint, the possibilities are wide open�whether you're looking to renovate, rent, or resell. Bring your creativity, your contractor, and your offers!. Seller is motivated, so bring all offers today! Prime location near schools, shopping, and all that Callahan has to offer. Don't miss your chance to turn this diamond in the rough into your next success story!

8. 2025-11-13
   historical Active Under Contract 653-char remark

   Show marketing remark (653 chars)

   Investor Special - Callahan Opportunity! Just steps away from Callahan Middle School, this older home offers endless potential for the right buyer. Perfect for investors or renovators, this property is currently in foreclosure and ready for a fresh vision. With a spacious lot and a solid footprint, the possibilities are wide open�whether you're looking to renovate, rent, or resell. Bring your creativity, your contractor, and your offers!. Seller is motivated, so bring all offers today! Prime location near schools, shopping, and all that Callahan has to offer. Don't miss your chance to turn this diamond in the rough into your next success story!

9. 2025-10-15
   price $125,000

   Show marketing remark (653 chars)

   Investor Special - Callahan Opportunity! Just steps away from Callahan Middle School, this older home offers endless potential for the right buyer. Perfect for investors or renovators, this property is currently in foreclosure and ready for a fresh vision. With a spacious lot and a solid footprint, the possibilities are wide open�whether you're looking to renovate, rent, or resell. Bring your creativity, your contractor, and your offers!. Seller is motivated, so bring all offers today! Prime location near schools, shopping, and all that Callahan has to offer. Don't miss your chance to turn this diamond in the rough into your next success story!

10. 2025-10-15
    price $125,000 653-char remark

    Show marketing remark (653 chars)

    Investor Special - Callahan Opportunity! Just steps away from Callahan Middle School, this older home offers endless potential for the right buyer. Perfect for investors or renovators, this property is currently in foreclosure and ready for a fresh vision. With a spacious lot and a solid footprint, the possibilities are wide open�whether you're looking to renovate, rent, or resell. Bring your creativity, your contractor, and your offers!. Seller is motivated, so bring all offers today! Prime location near schools, shopping, and all that Callahan has to offer. Don't miss your chance to turn this diamond in the rough into your next success story!

11. 2025-10-02
    listed $150,000 Active

    Show marketing remark (653 chars)

    Investor Special - Callahan Opportunity! Just steps away from Callahan Middle School, this older home offers endless potential for the right buyer. Perfect for investors or renovators, this property is currently in foreclosure and ready for a fresh vision. With a spacious lot and a solid footprint, the possibilities are wide open�whether you're looking to renovate, rent, or resell. Bring your creativity, your contractor, and your offers!. Seller is motivated, so bring all offers today! Prime location near schools, shopping, and all that Callahan has to offer. Don't miss your chance to turn this diamond in the rough into your next success story!

12. 2025-10-02
    listed $150,000 Active 653-char remark

    Show marketing remark (653 chars)

    Investor Special - Callahan Opportunity! Just steps away from Callahan Middle School, this older home offers endless potential for the right buyer. Perfect for investors or renovators, this property is currently in foreclosure and ready for a fresh vision. With a spacious lot and a solid footprint, the possibilities are wide open�whether you're looking to renovate, rent, or resell. Bring your creativity, your contractor, and your offers!. Seller is motivated, so bring all offers today! Prime location near schools, shopping, and all that Callahan has to offer. Don't miss your chance to turn this diamond in the rough into your next success story!

13. 1980-07-01
    soldstatus $14,500

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,188 · $99/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 8/10 Severe
• 🌡 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 6/10 Major 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,240
• − Mortgage interest: −$3,260
• − Property taxes: −$1,188
• − Insurance: −$291
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$1,693
• Taxable income: $8,889
• Est. tax owed @ 24.0%: −$2,133
• After-tax cash flow: $7,134/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: Nassau
• NCES district ID: 1201350
• Math proficiency: 74% ▼ -2.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $58,267
• Composite: 59.79/100
• National rank: #899
• State rank: #4 of 73 in FL

Livability — Callahan

• Score: 71/100
• State rank: #408
• US rank: #7208

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

• Population (ZIP): 15,716

Population outlook (Nassau County) Hauer SSP2

• Today (2025): 88,419 people
• By 2030: 92,679 · +4.8%
• By 2040: 99,257 · +12.3%
• By 2050: 103,378 · +16.9%
• By 2075: 109,726 · +24.1%
• By 2100: 107,006 · +21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Nassau

• 2024 margin: Solid R (+46.9) · D 26.1% · R 73.1%
• 2008→2024 swing: -3.1pp toward R · 2008: -43.8pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+45.9 2016: R+50.2 2012: R+48.6 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.56%
• Current HPI: 351.8301
• 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

+301.4% since first listed

13 events — show timeline

• 2026-05-14 Pending — realMLS
• 2026-04-20 Price Changed $58,200 realMLS
• 2026-04-03 Price Changed $63,200 realMLS
• 2026-03-18 Listed $63,600 realMLS
• 2025-12-18 Relisted — AINCAR
• 2025-12-04 Listing Removed — realMLS
• 2025-11-13 Pending — AINCAR
• 2025-11-13 Contingent — realMLS
• 2025-10-15 Price Changed $125,000 AINCAR
• 2025-10-15 Price Changed $125,000 realMLS
• 2025-10-02 Listed $150,000 realMLS
• 2025-10-02 Listed $150,000 AINCAR
• 1980-07-01 Sold (Public Records) $14,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,188 · +6.6% YoY. Source: county tax records.