244 Shiloh Rd · Quincy, FL 32351

$160,000

3 bd · 2.0 ba · 1,862 sqft · SingleFamily public records · 399 Days on market

Built 1979 0.60 ac lot $86/sqft · 40% below area Est $245k · 35% under ↓ 14% since listing

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Why this score? — see what drove the C- 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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you're a first-time homebuyer looking to build equity or an investor seeking your next project, this property presents a fantastic opportunity in a desirable location. This endearing 3 bedroom, 2 bath home is full of potential and ready for your personal touch. Constructed with four-sided brick, it offers a solid foundation and "good bones, " making it an ideal candidate for a renovation or investment property. Nestled on a spacious and fully fenced lot, there's ample outdoor space for gatherings, entertaining or expansion. Inside you'll find a traditional layout featuring a separate living room and dining room. While this home needs some TLC, its classic structure and generous lot size provide a strong starting point to create your dream space.

Key facts

• Separate dining room
• Spacious lot
• Traditional layout

Tags

• FOUR-SIDED BRICK
• SPACIOUS LOT
• FULLY FENCED LOT
• TRADITIONAL LAYOUT
• SEPARATE LIVING ROOM
• SEPARATE DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (8.1% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.9% in Quincy — 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 66/100 on livability (#588 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety B+; Watch: amenities F, commute F, employment F.
• Gadsden (rural): math 31% / reading 31% proficiency, ranked #70 of 73 in FL (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 117 active listings in the ZIP; 107 units permitted in Gadsden County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Gadsden County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 399 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 399 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 1979 — 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. 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: 0.92% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (median comp): $244,889
• List price: $160,000
• Delta: -34.66%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-19,940
• Equity at exit: $23,857

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-9,657
• Equity at exit: $13,834

Cash invested: $44,800 (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 32351

• Home prices YoY: -24.6%
• Active inventory: 117
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$162 /mo · $1,941/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $94

Break-even live

Break-even rent $1,351

Max offer price $160,000

Occupancy floor 89%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $160,000 Active 399 DOM
2. 2026-06-17
   days on market $160,000 Active 398 DOM
3. 2026-06-16
   days on market $160,000 Active 397 DOM
4. 2026-06-15
   days on market $160,000 Active 396 DOM
5. 2026-06-14
   days on market $160,000 Active 394 DOM
6. 2026-06-13
   days on market $160,000 Active 393 DOM
7. 2026-06-10
   days on market $160,000 Active 391 DOM
8. 2026-06-09
   days on market $160,000 Active 390 DOM
9. 2026-06-08
   days on market $160,000 Active 389 DOM
10. 2026-06-07
    days on market $160,000 Active 388 DOM
11. 2026-06-05
    days on market $160,000 Active 385 DOM
12. 2026-06-03
    days on market $160,000 Active 384 DOM
13. 2026-06-02
    days on market $160,000 Active 383 DOM
14. 2026-06-01
    days on market $160,000 Active 382 DOM
15. 2026-05-31
    days on market $160,000 Active 381 DOM
16. 2026-05-30
    days on market $160,000 Active 380 DOM
17. 2026-04-30
    price $160,000 773-char remark

    Show marketing remark (773 chars)

    Whether you're a first-time homebuyer looking to build equity or an investor seeking your next project, this property presents a fantastic opportunity in a desirable location. This endearing 3 bedroom, 2 bath home is full of potential and ready for your personal touch. Constructed with four-sided brick, it offers a solid foundation and "good bones, " making it an ideal candidate for a renovation or investment property. Nestled on a spacious and fully fenced lot, there's ample outdoor space for gatherings, entertaining or expansion. Inside you'll find a traditional layout featuring a separate living room and dining room. While this home needs some TLC, its classic structure and generous lot size provide a strong starting point to create your dream space.

18. 2025-07-08
    price $175,000 773-char remark

    Show marketing remark (773 chars)

    Whether you're a first-time homebuyer looking to build equity or an investor seeking your next project, this property presents a fantastic opportunity in a desirable location. This endearing 3 bedroom, 2 bath home is full of potential and ready for your personal touch. Constructed with four-sided brick, it offers a solid foundation and "good bones, " making it an ideal candidate for a renovation or investment property. Nestled on a spacious and fully fenced lot, there's ample outdoor space for gatherings, entertaining or expansion. Inside you'll find a traditional layout featuring a separate living room and dining room. While this home needs some TLC, its classic structure and generous lot size provide a strong starting point to create your dream space.

19. 2025-05-15
    listed $185,000 Active 773-char remark

    Show marketing remark (773 chars)

    Whether you're a first-time homebuyer looking to build equity or an investor seeking your next project, this property presents a fantastic opportunity in a desirable location. This endearing 3 bedroom, 2 bath home is full of potential and ready for your personal touch. Constructed with four-sided brick, it offers a solid foundation and "good bones, " making it an ideal candidate for a renovation or investment property. Nestled on a spacious and fully fenced lot, there's ample outdoor space for gatherings, entertaining or expansion. Inside you'll find a traditional layout featuring a separate living room and dining room. While this home needs some TLC, its classic structure and generous lot size provide a strong starting point to create your dream space.

ⓘ 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: $1,941 · $162/mo
• Projected year-2 tax: $1,941 · $162/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,644
• − Mortgage interest: −$8,962
• − Property taxes: −$1,941
• − Insurance: −$800
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$4,655
• Taxable loss: −$1,538
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $1,497/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: Gadsden
• NCES district ID: 1200600
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $36,470
• Composite: 25.75/100
• National rank: #7373
• State rank: #70 of 73 in FL

Livability — Quincy

• Score: 66/100
• State rank: #588
• US rank: #11260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,808

Population outlook (Gadsden County) Hauer SSP2

• Today (2025): 42,956 people
• By 2030: 40,878 · -4.8%
• By 2040: 36,218 · -15.7%
• By 2050: 31,502 · -26.7%
• By 2075: 21,828 · -49.2%
• By 2100: 14,480 · -66.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 54% White 27% Hispanic / Latino 17% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Gadsden

• 2024 margin: Solid D (+30.7) · D 65.0% · R 34.3%
• 2008→2024 swing: -8.3pp toward R · 2008: 39.0pp · 2024: 30.7pp
• All cycles: 2024: D+30.7 2020: D+36.6 2016: D+37.5 2012: D+40.6 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.50%
• Current HPI: 161.1446
• 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

-13.5% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $160,000 CATRS
• 2025-07-08 Price Changed $175,000 CATRS
• 2025-05-15 Listed $185,000 CATRS

Property tax history

+11.3%/yr

Latest (2025): $1,941 · -0.9% YoY. Source: county tax records.