162 Ave L · Apalachicola, FL 32320

$295,000

3 bd · 1.0 ba · 1,522 sqft · SingleFamily public records · 7 Days on market

Built 1939 1.50 ac lot

---

Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.0/30.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Rare opportunity - five contiguous north side city lots zoned R-2 multi-family residential in neighborhood of new homes. Existing 1500 sq ft 1939 frame dwelling being sold “as is”, abuts city's Madison Square.

Key facts

• Zoned r-2
• Five contiguous lots
• 1.5 acre lot

Tags

• FIVE CONTIGUOUS LOTS
• ZONED R-2
• MULTI-FAMILY RESIDENTIAL
• NEIGHBORHOOD OF NEW HOMES
• EXISTING FRAME DWELLING
• ABUTS CITY'S MADISON SQUARE

Property features AI

Finance

• Other: Lot dimensions approximately 100 x 300 (about 1.5 acres); Zoning: R-2 (City, residential multi-family)

Exterior

• Parking: 4 total parking spaces; On-street parking
• Utilities: Public water; Sewer available; Septic tank
• Home design: Residential detached single-family home; New construction
• Construction: Frame construction; Composition roof
• Exterior features: Corner lot; Level lot; Wooded lot; City street frontage

Interior

• Bathrooms: 1 full bathroom
• Interior features: See remarks

🏗️ New construction. The $295,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $493,128.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (33.6% below list).
• Recommended offer: $196k (33.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#104 in FL, #1,611 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, commute F.
• Franklin (rural): math 33% / reading 38% proficiency, ranked #67 of 73 in FL (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 106 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 113 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $49k appreciation (10.0% local appreciation)).
• Franklin County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$85k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,795 (33.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1939 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.40% ✗
• Cap rate: 2.93%
• Cash-on-cash: -12.02%
• DSCR: 0.47
• GRM: 21.0

CMA / ARV

• ARV (on-the-fly): $493,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 11th St	0.18mi	2/3.0 (-1)	1,464 (-4%)	1mo	$487,000	$333	71
229 Fred Meyer St	0.41mi	3/2.0	1,460 (-4%)	2mo	$480,000	$329	69
162 23rd Ave	0.48mi	3/2.0	1,530 (+0%)	7mo	$263,000	$172	67
202 17th St	0.24mi	3/2.0	1,396 (-8%)	6mo	$479,000	$343	66
110 17th St	0.48mi	3/2.0	1,552 (+2%)	7mo	$490,000	$316	65
147 17th St	0.35mi	3/2.5	1,548 (+2%)	12mo	$365,000	$236	65
121 Ellis Van Fleet St	0.49mi	3/2.0	1,500 (-1%)	12mo	$434,500	$290	61
225 Ave D	0.66mi	2/2.0 (-1)	1,499 (-2%)	9mo	$575,000	$384	50
16 Adams St	0.66mi	3/2.0	1,380 (-9%)	2mo	$325,000	$236	48
76 Ave G	0.59mi	3/3.0	1,428 (-6%)	13mo	$535,000	$375	43
106 17th St	0.49mi	3/2.0	1,296 (-15%)	7mo	$420,000	$324	43
294 The Prado St	0.65mi	3/2.0	1,740 (+14%)	6mo	$240,000	$138	37

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: 15.9%
• Equity multiple: 2.31×
• Total profit: $180,190
• Equity at exit: $444,249

10-year hold

• IRR: 15.3%
• Equity multiple: 5.34×
• Total profit: $599,399
• Equity at exit: $958,039

Cash invested: $138,076 (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 32320

• Home prices YoY: 6.4%
• Active inventory: 106
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$2,586
• Tax from tax record: −$139 /mo · $1,666/yr
• Insurance: −$205
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-1,384

Break-even live

Break-even rent $3,709

Max offer price $248,724

Occupancy floor —

Sensitivity live

Price	-10% $-1,104	-5% $-1,244	+0% $-1,384	+5% $-1,523	+10% $-1,663
Rent	-10% $-1,538	-5% $-1,461	+0% $-1,384	+5% $-1,306	+10% $-1,229
Rate	-1.0pp $-1,135	-0.5pp $-1,258	base $-1,384	+0.5pp $-1,511	+1.0pp $-1,641

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: $123,282
• Closing costs: $14,794
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Earl King St Apalachicola, FL	3.0	2.0	1056	$1,600	$1.52	14d	1	0.17mi
174 Sawyer Ln Apalachicola, FL	3.0	2.0	1176	$2,400	$2.04	14d	1	0.31mi
272 Prado St Apalachicola, FL	3.0	2.5	1500	$1,750	$1.17	22d	1	0.61mi
272 The Prado Apalachicola, FL	3.0	2.5	1533	$2,300	$1.50	14d	1	0.61mi
123 Avenue C Apalachicola, FL	3.0	2.0	1792	$2,100	$1.17	14d	1	0.69mi

Listing history 7 events

1. 2026-06-19
   days on market $295,000 Active 7 DOM
2. 2026-06-18
   days on market $295,000 Active 6 DOM
3. 2026-06-17
   days on market $295,000 Active 5 DOM
4. 2026-06-16
   days on market $295,000 Active 4 DOM
5. 2026-06-15
   days on market $295,000 Active 3 DOM
6. 2026-06-13
   remarks 209-char remark
7. 2026-06-13
   listed $295,000 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: $1,666 · $139/mo
• Projected year-2 tax: $2,448 · $204/mo
• Expected delta: +$783/yr (+$65/mo · 47.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,495
• − Mortgage interest: −$27,623
• − Property taxes: −$1,666
• − Insurance: −$2,466
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$14,346
• Taxable loss: −$26,364
• Est. tax savings @ 24.0%: +$6,327
• After-tax cash flow: $-10,275/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: Franklin
• NCES district ID: 1200570
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $39,084
• Composite: 29.7/100
• National rank: #6454
• State rank: #67 of 73 in FL

Livability — Apalachicola

• Score: 80/100
• State rank: #104
• US rank: #1611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apalachicola, FL
• Population (ZIP): 3,503

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 11,827 people
• By 2030: 11,839 · +0.1%
• By 2040: 11,707 · -1.0%
• By 2050: 11,218 · -5.1%
• By 2075: 9,849 · -16.7%
• By 2100: 7,286 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 18% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+43.8) · D 27.7% · R 71.5%
• 2008→2024 swing: -15.9pp toward R · 2008: -27.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+37.3 2016: R+39.7 2012: R+31.5 2008: R+27.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.69%
• Current HPI: 358.7623
• 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

• 2026-06-11 Listed $295,000 RAFGC

Property tax history

+4.3%/yr

Latest (2025): $1,666 · +6.2% YoY. Source: county tax records.