332 S Shadow St · Quincy, FL 32351

$86,900

3 bd · 1.0 ba · 2,184 sqft · SingleFamily public records · 307 Days on market

Built 1955 0.29 ac lot $40/sqft · 60% below area ↓ 33% since listing

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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
• 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

NEW PRICE! Great home now available in Quincy. This 2184 sqft home boasts 3 bedrooms, 1.5 baths with nice large living room and family room. This one also has a fenced yard, corner lot, multiple carports and sheds. Just minutes from downtown Quincy and across from City greenspace. 332 S Shadow is off EGF & A Dr. all for just $89,900

Key facts

• Fenced yard
• Multiple carports
• Sheds

Tags

• FENCED YARD
• CORNER LOT
• MULTIPLE CARPORTS
• SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 $601 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $48k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $76,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 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 1955 — 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: 1.69% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.02%
• DSCR: 2.16
• GRM: 4.9

CMA / ARV

• ARV (median comp): $218,255
• List price: $86,900
• Delta: -60.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 N Lowe St	0.41mi	3/2.0	1,945 (-11%)	9mo	$262,000	$135	51

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

Projected returns pro-forma

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

5-year hold

• IRR: 19.8%
• Equity multiple: 1.80×
• Total profit: $19,567
• Equity at exit: $12,957

10-year hold

• IRR: 28.0%
• Equity multiple: 3.49×
• Total profit: $60,485
• Equity at exit: $7,514

Cash invested: $24,332 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$142 /mo · $1,705/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $528

Break-even live

Break-even rent $803

Max offer price $86,900

Occupancy floor 59%

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $86,900 Active 307 DOM
2. 2026-06-17
   days on market $86,900 Active 306 DOM
3. 2026-06-16
   days on market $86,900 Active 305 DOM
4. 2026-06-15
   days on market $86,900 Active 304 DOM
5. 2026-06-14
   days on market $86,900 Active 302 DOM
6. 2026-06-13
   days on market $86,900 Active 301 DOM
7. 2026-06-10
   days on market $86,900 Active 299 DOM
8. 2026-06-09
   days on market $86,900 Active 298 DOM
9. 2026-06-08
   days on market $86,900 Active 297 DOM
10. 2026-06-07
    days on market $86,900 Active 296 DOM
11. 2026-06-05
    days on market $86,900 Active 293 DOM
12. 2026-06-03
    days on market $86,900 Active 292 DOM
13. 2026-06-02
    days on market $86,900 Active 291 DOM
14. 2026-06-01
    days on market $86,900 Active 290 DOM
15. 2026-05-31
    days on market $86,900 Active 289 DOM
16. 2026-05-30
    days on market $86,900 Active 288 DOM
17. 2026-04-16
    status Active 338-char remark

    Show marketing remark (338 chars)

    NEW PRICE! Great home now available in Quincy. This 2184 sqft home boasts 3 bedrooms, 1.5 baths with nice large living room and family room. This one also has a fenced yard, corner lot, multiple carports and sheds. Just minutes from downtown Quincy and across from City greenspace. 332 S Shadow is off EGF & A Dr. all for just $89,900

18. 2026-04-08
    historical Active Under Contract 338-char remark

    Show marketing remark (338 chars)

    NEW PRICE! Great home now available in Quincy. This 2184 sqft home boasts 3 bedrooms, 1.5 baths with nice large living room and family room. This one also has a fenced yard, corner lot, multiple carports and sheds. Just minutes from downtown Quincy and across from City greenspace. 332 S Shadow is off EGF & A Dr. all for just $89,900

19. 2026-03-07
    price $89,900 338-char remark

    Show marketing remark (338 chars)

    NEW PRICE! Great home now available in Quincy. This 2184 sqft home boasts 3 bedrooms, 1.5 baths with nice large living room and family room. This one also has a fenced yard, corner lot, multiple carports and sheds. Just minutes from downtown Quincy and across from City greenspace. 332 S Shadow is off EGF & A Dr. all for just $89,900

20. 2026-02-03
    price $95,900 338-char remark

    Show marketing remark (338 chars)

    NEW PRICE! Great home now available in Quincy. This 2184 sqft home boasts 3 bedrooms, 1.5 baths with nice large living room and family room. This one also has a fenced yard, corner lot, multiple carports and sheds. Just minutes from downtown Quincy and across from City greenspace. 332 S Shadow is off EGF & A Dr. all for just $89,900

21. 2026-01-01
    price $105,000 338-char remark

    Show marketing remark (338 chars)

    NEW PRICE! Great home now available in Quincy. This 2184 sqft home boasts 3 bedrooms, 1.5 baths with nice large living room and family room. This one also has a fenced yard, corner lot, multiple carports and sheds. Just minutes from downtown Quincy and across from City greenspace. 332 S Shadow is off EGF & A Dr. all for just $89,900

22. 2025-12-02
    price $114,900 338-char remark

    Show marketing remark (338 chars)

    NEW PRICE! Great home now available in Quincy. This 2184 sqft home boasts 3 bedrooms, 1.5 baths with nice large living room and family room. This one also has a fenced yard, corner lot, multiple carports and sheds. Just minutes from downtown Quincy and across from City greenspace. 332 S Shadow is off EGF & A Dr. all for just $89,900

23. 2025-11-04
    price $119,900 338-char remark

    Show marketing remark (338 chars)

    NEW PRICE! Great home now available in Quincy. This 2184 sqft home boasts 3 bedrooms, 1.5 baths with nice large living room and family room. This one also has a fenced yard, corner lot, multiple carports and sheds. Just minutes from downtown Quincy and across from City greenspace. 332 S Shadow is off EGF & A Dr. all for just $89,900

24. 2025-10-04
    price $124,900 338-char remark

    Show marketing remark (338 chars)

    NEW PRICE! Great home now available in Quincy. This 2184 sqft home boasts 3 bedrooms, 1.5 baths with nice large living room and family room. This one also has a fenced yard, corner lot, multiple carports and sheds. Just minutes from downtown Quincy and across from City greenspace. 332 S Shadow is off EGF & A Dr. all for just $89,900

25. 2025-08-15
    listed $134,900 Active 338-char remark

    Show marketing remark (338 chars)

    NEW PRICE! Great home now available in Quincy. This 2184 sqft home boasts 3 bedrooms, 1.5 baths with nice large living room and family room. This one also has a fenced yard, corner lot, multiple carports and sheds. Just minutes from downtown Quincy and across from City greenspace. 332 S Shadow is off EGF & A Dr. all for just $89,900

ⓘ 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: $1,705 · $142/mo
• Projected year-2 tax: $1,705 · $142/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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,646
• − Mortgage interest: −$4,868
• − Property taxes: −$1,705
• − Insurance: −$434
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$2,528
• Taxable income: $5,287
• Est. tax owed @ 24.0%: −$1,269
• After-tax cash flow: $5,063/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

• Census place: Quincy, FL
• 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

-33.4% since first listed

9 events — show timeline

• 2026-04-16 Relisted — CATRS
• 2026-04-08 Contingent — CATRS
• 2026-03-07 Price Changed $89,900 CATRS
• 2026-02-03 Price Changed $95,900 CATRS
• 2026-01-01 Price Changed $105,000 CATRS
• 2025-12-02 Price Changed $114,900 CATRS
• 2025-11-04 Price Changed $119,900 CATRS
• 2025-10-04 Price Changed $124,900 CATRS
• 2025-08-15 Listed $134,900 CATRS

Property tax history

+10.3%/yr

Latest (2025): $1,705 · +28.1% YoY. Source: county tax records.