47 N 5th St · Macclenny, FL 32063

$69,900

3 bd · 2.0 ba · 1,260 sqft · MultiFamily public records · 313 Days on market

Built 1935 3,920 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great investment opportunity. Come remodel this home that's located within walking distance to downtown Macclenny restaurant and shops. ** City of Macclenny will not let you tear down the existing home and rebuild a new one. You must rehab the existing structure as a single family residence.** Buyer is responsible for due diligence.

Key facts

• Downtown macclenny
• Rehabilitation
• 3,920 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• DOWNTOWN MACCLENNY
• ARCHITECTURAL BLUEPRINTS
• REHABILITATION

Property features AI

Finance

• Other: Lot is approximately 0.09 acres; Zoned R-1; No waterfront or water access
• Financial info: No additional financial details provided
• HOA & community: No HOA

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; Residential property; Two levels; North-facing
• Construction: Block construction; Other roof; Other foundation
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features
• Laundry & utility: Washer hookup; Outdoor laundry area; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $70k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 2.3% in Macclenny — 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 72/100 on livability (#355 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Baker (town): math 53% / reading 49% proficiency, ranked #28 of 73 in FL (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 76 active listings in the ZIP; 99 units permitted in Baker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Baker County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 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 $32k; list at $70k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 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 1935 — 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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.83% ✓
• Cap rate: 16.15%
• Cash-on-cash: 35.20%
• DSCR: 2.57
• GRM: 4.6

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: 30.8%
• Equity multiple: 2.29×
• Total profit: $25,224
• Equity at exit: $10,422

10-year hold

• IRR: 38.0%
• Equity multiple: 4.53×
• Total profit: $69,004
• Equity at exit: $6,044

Cash invested: $19,572 (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 32063

• Home prices YoY: -32.2%
• Active inventory: 76
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $574

Break-even live

Break-even rent $552

Max offer price $69,900

Occupancy floor 50%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $69,900 Active 313 DOM
2. 2026-06-18
   days on market $69,900 Active 312 DOM
3. 2026-06-17
   days on market $69,900 Active 311 DOM
4. 2026-06-16
   days on market $69,900 Active 310 DOM
5. 2026-06-15
   days on market $69,900 Active 309 DOM
6. 2026-06-14
   days on market $69,900 Active 307 DOM
7. 2026-06-12
   days on market $69,900 Active 306 DOM
8. 2026-06-09
   days on market $69,900 Active 303 DOM
9. 2026-06-08
   days on market $69,900 Active 302 DOM
10. 2026-06-07
    days on market $69,900 Active 301 DOM
11. 2026-06-05
    days on market $69,900 Active 298 DOM
12. 2026-06-02
    days on market $69,900 Active 296 DOM
13. 2026-06-01
    days on market $69,900 Active 295 DOM
14. 2026-05-31
    days on market $69,900 Active 294 DOM
15. 2026-05-30
    days on market $69,900 Active 293 DOM
16. 2025-08-10
    listed $69,900 Active
17. 2023-08-16
    soldstatus $32,000 Sold 336-char remark

    Show marketing remark (336 chars)

    Great investment opportunity. Come remodel this home that's located within walking distance to downtown Macclenny restaurant and shops. ** City of Macclenny will not let you tear down the existing home and rebuild a new one. You must rehab the existing structure as a single family residence.** Buyer is responsible for due diligence.

18. 2023-08-16
    soldstatus $32,000

    Show marketing remark (336 chars)

    Great investment opportunity. Come remodel this home that's located within walking distance to downtown Macclenny restaurant and shops. ** City of Macclenny will not let you tear down the existing home and rebuild a new one. You must rehab the existing structure as a single family residence.** Buyer is responsible for due diligence.

19. 2023-08-09
    status Pending 336-char remark

    Show marketing remark (336 chars)

    Great investment opportunity. Come remodel this home that's located within walking distance to downtown Macclenny restaurant and shops. ** City of Macclenny will not let you tear down the existing home and rebuild a new one. You must rehab the existing structure as a single family residence.** Buyer is responsible for due diligence.

20. 2023-07-24
    price $39,900 336-char remark

    Show marketing remark (336 chars)

    Great investment opportunity. Come remodel this home that's located within walking distance to downtown Macclenny restaurant and shops. ** City of Macclenny will not let you tear down the existing home and rebuild a new one. You must rehab the existing structure as a single family residence.** Buyer is responsible for due diligence.

21. 2023-07-24
    status Active 336-char remark

    Show marketing remark (336 chars)

    Great investment opportunity. Come remodel this home that's located within walking distance to downtown Macclenny restaurant and shops. ** City of Macclenny will not let you tear down the existing home and rebuild a new one. You must rehab the existing structure as a single family residence.** Buyer is responsible for due diligence.

22. 2023-07-05
    historical 336-char remark

    Show marketing remark (336 chars)

    Great investment opportunity. Come remodel this home that's located within walking distance to downtown Macclenny restaurant and shops. ** City of Macclenny will not let you tear down the existing home and rebuild a new one. You must rehab the existing structure as a single family residence.** Buyer is responsible for due diligence.

23. 2023-05-31
    historical Active - Contingent 336-char remark

    Show marketing remark (336 chars)

    Great investment opportunity. Come remodel this home that's located within walking distance to downtown Macclenny restaurant and shops. ** City of Macclenny will not let you tear down the existing home and rebuild a new one. You must rehab the existing structure as a single family residence.** Buyer is responsible for due diligence.

24. 2023-05-15
    price $49,000 336-char remark

    Show marketing remark (336 chars)

    Great investment opportunity. Come remodel this home that's located within walking distance to downtown Macclenny restaurant and shops. ** City of Macclenny will not let you tear down the existing home and rebuild a new one. You must rehab the existing structure as a single family residence.** Buyer is responsible for due diligence.

25. 2023-05-04
    listed $59,000 Active 336-char remark

    Show marketing remark (336 chars)

    Great investment opportunity. Come remodel this home that's located within walking distance to downtown Macclenny restaurant and shops. ** City of Macclenny will not let you tear down the existing home and rebuild a new one. You must rehab the existing structure as a single family residence.** Buyer is responsible for due diligence.

26. 2022-12-12
    soldstatus $25,400
27. 2022-12-12
    soldstatus $100,000
28. 2022-11-11
    status Pending
29. 2022-11-08
    listed $44,000 Active

ⓘ 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: $488 · $41/mo
• Projected year-2 tax: $580 · $48/mo
• Expected delta: +$92/yr (+$8/mo · 18.8%)

ⓘ 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 9/10 Extreme 7 d/yr ≥107°F today · 22 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,348
• − Mortgage interest: −$3,915
• − Property taxes: −$488
• − Insurance: −$350
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$2,033
• Taxable income: $6,106
• Est. tax owed @ 24.0%: −$1,465
• After-tax cash flow: $5,423/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: Baker
• NCES district ID: 1200060
• Math proficiency: 53% ▼ -6.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $50,301
• Composite: 43.67/100
• National rank: #2958
• State rank: #28 of 73 in FL

Livability — Macclenny

• Score: 72/100
• State rank: #355
• US rank: #6194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Macclenny, FL
• City population: 14,546
• Population (ZIP): 14,546

Population outlook (Baker County) Hauer SSP2

• Today (2025): 27,607 people
• By 2030: 27,452 · -0.6%
• By 2040: 26,637 · -3.5%
• By 2050: 25,103 · -9.1%
• By 2075: 19,576 · -29.1%
• By 2100: 11,664 · -57.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 9% Hispanic / Latino 5% Asian 1%
• Common ancestry: Iranian 1% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Baker

• 2024 margin: Solid R (+73.1) · D 13.2% · R 86.3%
• 2008→2024 swing: -15.7pp toward R · 2008: -57.4pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+70.2 2016: R+64.8 2012: R+58.6 2008: R+57.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.23%
• Current HPI: 183.4377
• 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

+58.9% since first listed

14 events — show timeline

• 2025-08-10 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2023-08-16 Sold (Public Records) $32,000 Public Records
• 2023-08-16 Sold (MLS) $32,000 realMLS
• 2023-08-09 Pending — realMLS
• 2023-07-24 Price Changed $39,900 realMLS
• 2023-07-24 Relisted — realMLS
• 2023-07-05 Listing Removed — realMLS
• 2023-05-31 Contingent — realMLS
• 2023-05-15 Price Changed $49,000 realMLS
• 2023-05-04 Listed $59,000 realMLS
• 2022-12-12 Sold (Public Records) $100,000 Public Records
• 2022-12-12 Sold (Public Records) $25,400 Public Records
• 2022-11-11 Pending — realMLS
• 2022-11-08 Listed $44,000 realMLS

Property tax history

+0.5%/yr

Latest (2025): $488 · -0.1% YoY. Source: county tax records.