3990 NE 113th Ln · Jasper, FL 32052

$145,000

3 bd · 1.0 ba · 1,339 sqft · SingleFamily public records · 5 Days on market

Built 1970 0.25 ac lot Est $154k · 6% under

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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 +16.4/30.0
• ARV discount +10.1/15.0
• Appreciation +8.3/10.0
• DSCR +5.1/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

COMPLETELY REMODELED 3BD/1BA BRICK HOME LOCATED RIGHT OUTSIDE OF JASPER. NEW METAL ROOF, CARPET, TILE AND KITCHEN CABINETS. HOME IS CONVENIENT TO I-75, LIVE OAK AND LAKE CITY.

Key facts

• Metal roof
• Screened back porch
• New carpet

Tags

• BONUS ROOM
• NEW CARPET
• NEW FLOORING
• NEW WATER HEATER
• METAL ROOF
• SCREENED BACK PORCH

Property features AI

Exterior

• Parking: Attached or detached 2-car garage
• Home design: Single-story residential home; Brick construction
• Construction: Brick exterior; Metal roof
• Exterior features: Screened patio/porch

Interior

• Kitchen: Electric cooktop; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Carpet flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $82 ($989/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 $119k (17.9% below list).
• Recommended offer: $119k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.4% in Jasper — 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 63/100 on livability (#731 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety D, amenities F, commute F.
• Hamilton (rural): math 34% / reading 29% proficiency, ranked #68 of 73 in FL (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hamilton County High School (math 27% / reading 27%, grade F, #478 of 667 statewide, top 73%, 859 students, 76% FRL) — zoned schools at 76% FRL track the district average.
• Market conditions: 85 active listings in the ZIP; 26 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.7% local appreciation)).
• Hamilton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $145k implies a 142% gain — meaningful room to come down on a strong offer.

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 $118,973 (17.9% below list)

Questions for the listing agent

1. Built in 1970 — 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 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?
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: 0.82% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $153,985
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 NE 1st Ave	0.58mi	3/2.0	1,308 (-2%)	8mo	$150,000	$115	59
419 Palmetto Ave	0.42mi	3/1.0	1,438 (+7%)	12mo	$135,000	$94	58

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

Projected returns pro-forma

6.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.31×
• Total profit: $53,036
• Equity at exit: $97,528

10-year hold

• IRR: 18.1%
• Equity multiple: 4.71×
• Total profit: $150,423
• Equity at exit: $182,644

Cash invested: $40,600 (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 32052

• Home prices YoY: 2.2%
• Active inventory: 85
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $82

Break-even live

Break-even rent $1,085

Max offer price $145,000

Occupancy floor 88%

Sensitivity live

Price	-10% $165	-5% $123	+0% $82	+5% $41	+10% $0
Rent	-10% $-12	-5% $35	+0% $82	+5% $129	+10% $176
Rate	-1.0pp $155	-0.5pp $119	base $82	+0.5pp $45	+1.0pp $7

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $145,000 Active 5 DOM
2. 2026-06-19
   days on market $145,000 Active 3 DOM
3. 2026-06-18
   days on market $145,000 Active 2 DOM
4. 2026-06-17
   remarks 693-char remark
5. 2026-06-17
   listed $145,000 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: $440 · $37/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$764/yr (+$64/mo · 173.7%)

ⓘ 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 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,277
• − Mortgage interest: −$8,122
• − Property taxes: −$440
• − Insurance: −$725
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$4,218
• Taxable loss: −$1,513
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $1,352/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: Hamilton
• NCES district ID: 1200720
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $36,461
• Composite: 26.18/100
• National rank: #7267
• State rank: #68 of 73 in FL

Livability — Jasper

• Score: 63/100
• State rank: #731
• US rank: #15678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,073

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 13,405 people
• By 2030: 13,031 · -2.8%
• By 2040: 12,385 · -7.6%
• By 2050: 11,740 · -12.4%
• By 2075: 9,347 · -30.3%
• By 2100: 6,344 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 55% Black 33% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 2% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 8% Russian/Polish/Slavic 2%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+39.0) · D 30.1% · R 69.1%
• 2008→2024 swing: -24.4pp toward R · 2008: -14.6pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+31.8 2016: R+28.2 2012: R+16.9 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.69%
• Current HPI: 316.4797
• 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

+142.1% since first listed

2 events — show timeline

• 2026-06-17 Listed $145,000 NFMLS
• 2018-03-06 Sold (MLS) $59,900 NFMLS

Property tax history

+12.0%/yr

Latest (2025): $440 · -5.4% YoY. Source: county tax records.