20816 SE Ray Ave · Blountstown, FL 32424

$39,000

3 bd · 1.0 ba · 1,237 sqft · SingleFamily public records · 20 Days on market

Built 1960 10,062 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
• Appreciation +6.1/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

HANDY MAN SPECIAL , BLOCK HOUSE BIG YARD IN GOOD AREA , CLOSE TO SCHOOLS , HOSPITAL AND SHOPPING 55 MINUTES TO BEACH

Key facts

• Big yard
• Close to hospital
• 55 minutes to beach

Tags

• BLOCK HOUSE
• BIG YARD
• CLOSE TO SCHOOLS
• CLOSE TO HOSPITAL
• CLOSE TO SHOPPING
• 55 MINUTES TO BEACH

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK)

Exterior

• Parking: Five total parking spaces; No carport
• Utilities: Public water; Public sewer; 150 amp electric service; Electricity and phone available
• Home design: Single-family residence; One story; Resale property; North-facing
• Construction: Block/CBS construction; Shingle roof; Concrete perimeter foundation; Built as a single-story building
• Exterior features: Back yard fencing; Other exterior structures; Paved public-maintained city street frontage; Interior lot (not waterfront)

Interior

• Kitchen: Electric range
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring; Other flooring
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Ceiling fans; Wall/window cooling units; Has heating and cooling
• Interior features: Satellite dish; Other window features
• Laundry & utility: Laundry area (other features)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($910 rent vs $39k).
• Recommended offer: $38k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.7% vs local median 3.1% in Blountstown — 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 (#562 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: amenities F, commute F, employment F.
• Calhoun (rural): math 52% / reading 55% proficiency, ranked #27 of 73 in FL (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 44 active listings in the ZIP; 30 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($270 loan paydown + $826 appreciation (2.1% local appreciation)).
• Calhoun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,415 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.33% ✓
• Cap rate: 19.71%
• Cash-on-cash: 47.92%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $131,122
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20837 Lockwood Ave	0.33mi	3/2.0	1,224 (-1%)	15mo	$130,000	$106	66
16088 SE Johnson St	0.50mi	3/2.0	1,364 (+10%)	1mo	$200,000	$147	55
16009 SE Jeffrey St	0.51mi	4/2.0 (+1)	1,326 (+7%)	11mo	$115,000	$87	46
20560 NW Folsom Ave	0.68mi	2/2.0 (-1)	1,383 (+12%)	2mo	$92,500	$67	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.0%
• Equity multiple: 3.81×
• Total profit: $30,706
• Equity at exit: $15,633

10-year hold

• IRR: 52.5%
• Equity multiple: 7.66×
• Total profit: $72,729
• Equity at exit: $22,706

Cash invested: $10,920 (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 32424

• Home prices YoY: 1.2%
• Active inventory: 44
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $910 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $436

Break-even live

Break-even rent $358

Max offer price $39,000

Occupancy floor 47%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $39,000 Active 20 DOM
2. 2026-06-18
   days on market $39,000 Active 19 DOM
3. 2026-06-17
   days on market $39,000 Active 18 DOM
4. 2026-06-16
   days on market $39,000 Active 17 DOM
5. 2026-06-15
   days on market $39,000 Active 16 DOM
6. 2026-06-14
   days on market $39,000 Active 14 DOM
7. 2026-06-13
   days on market $39,000 Active 13 DOM
8. 2026-06-10
   days on market $39,000 Active 11 DOM
9. 2026-06-09
   days on market $39,000 Active 10 DOM
10. 2026-06-08
    days on market $39,000 Active 9 DOM
11. 2026-06-07
    days on market $39,000 Active 8 DOM
12. 2026-06-03
    days on market $39,000 Active 4 DOM
13. 2026-06-02
    days on market $39,000 Active 3 DOM
14. 2026-06-01
    days on market $39,000 Active 2 DOM
15. 2026-05-30
    remarks 119-char remark
16. 2026-05-30
    listed $39,000 Active 1 DOM

ⓘ 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: $747 · $62/mo
• Projected year-2 tax: $747 · $62/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 3/10 Moderate
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,923
• − Mortgage interest: −$2,185
• − Property taxes: −$747
• − Insurance: −$195
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$1,135
• Taxable income: $4,914
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,054/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: Calhoun
• NCES district ID: 1200210
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 55% ▼ -7.00%
• Median HH income: $33,844
• Composite: 44.14/100
• National rank: #2863
• State rank: #27 of 73 in FL

Livability — Blountstown

• Score: 67/100
• State rank: #562
• US rank: #10782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blountstown, FL
• Population (ZIP): 7,430

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 13,969 people
• By 2030: 13,584 · -2.8%
• By 2040: 12,853 · -8.0%
• By 2050: 12,006 · -14.1%
• By 2075: 9,504 · -32.0%
• By 2100: 6,541 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+67.6) · D 15.9% · R 83.5%
• 2008→2024 swing: -27.2pp toward R · 2008: -40.4pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+62.3 2016: R+56.2 2012: R+43.9 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.12%
• Current HPI: 182.1718
• 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

1 event — show timeline

• 2026-05-30 Listed $39,000 Beaches MLS

Property tax history

+22.4%/yr

Latest (2025): $747 · +12.5% YoY. Source: county tax records.