2956 Sea Oaks Loop · Perry, FL 32348

$134,900

1 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 79 Days on market

Built 2005 1.00 ac lot $134/sqft · 16% below area Est $160k · 16% under

---

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

• ARV discount +14.6/15.0
• Cash flow +10.1/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained and inviting home ideally located near Keaton Beach, where life slows down and the days are centered around the water. Whether you’re searching for a full-time residence, weekend getaway, or investment opportunity, this property places you right in the heart of Florida’s laid-back Nature Coast lifestyle. Step inside to a bright and open living space featuring updated flooring, abundant natural light, and a functional layout that flows seamlessly into the kitchen and dining area. The spacious kitchen offers ample cabinetry, wraparound countertops, and bar seating—perfect for gathering after a long day on the water. The home features a generously sized bedroom with great natural light and easy access to a large bathroom complete with a walk-in shower and extended vanity space. A dedicated laundry area and additional storage throughout add convenience and functionality. This home is being sold mostly furnished. Outside, the property offers plenty of room for your boats, trailers, and outdoor gear, making it an ideal setup for those who live for time spent on the water. Located just a short drive to Nowhere Bar & Grill, Adams Beach, and approximately 5 miles to the Keaton Beach boat ramp, you’ll have quick access to some of the best flats fishing on Florida’s Gulf Coast. Known for its shallow grass flats and abundant fishery, this area is a true hidden gem for anglers chasing redfish, trout, and scallops during the season. Here, life is simple—in the best way. Early mornings on the water, afternoons cleaning your catch, and evenings spent watching the sun set over the Gulf. No rush, no noise—just salt air, open skies, and the kind of lifestyle people come here to find. If you’ve been looking for an affordable way to step into the coastal lifestyle, this is your chance

Key facts

• Ample cabinetry
• Updated flooring
• Bar seating

Tags

• UPDATED FLOORING
• AMPLE CABINETRY
• WRAPAROUND COUNTERTOPS
• BAR SEATING
• DEDICATED LAUNDRY AREA
• ADDITIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-80 ($-955/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (30.8% below list).
• Recommended offer: $93k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.8% in Perry — 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 70/100 on livability (#420 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Taylor (rural): math 44% / reading 42% proficiency, ranked #59 of 73 in FL (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Taylor County Primary School (646 students, 70% FRL); Taylor County Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 627 students, 64% FRL); Taylor County High School (math 28% / reading 44%, grade F, #359 of 667 statewide, top 55%, 641 students, 61% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 150 active listings in the ZIP; 48 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Taylor County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $135k implies a 125% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,387 (30.8% 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. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 12.0

CMA / ARV

• ARV (median comp): $160,000
• List price: $134,900
• Delta: -15.69%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18470 E Royal Oak Dr	0.58mi	2/1.0 (+1)	988 (-2%)	1mo	$160,000	$162	60

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: -20.6%
• Equity multiple: 0.29×
• Total profit: $-26,987
• Equity at exit: $20,114

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-30,259
• Equity at exit: $11,664

Cash invested: $37,772 (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 32348

• Home prices YoY: -15.3%
• Active inventory: 150
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-80

Break-even live

Break-even rent $1,035

Max offer price $120,835

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-41	+0% $-80	+5% $-118	+10% $-156
Rent	-10% $-153	-5% $-117	+0% $-80	+5% $-43	+10% $-6
Rate	-1.0pp $-12	-0.5pp $-45	base $-80	+0.5pp $-115	+1.0pp $-150

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $134,900 Active 79 DOM
2. 2026-06-18
   days on market $134,900 Active 76 DOM
3. 2026-06-17
   days on market $134,900 Active 75 DOM
4. 2026-06-16
   days on market $134,900 Active 74 DOM
5. 2026-06-15
   days on market $134,900 Active 73 DOM
6. 2026-06-13
   days on market $134,900 Active 71 DOM
7. 2026-06-13
   days on market $134,900 Active 70 DOM
8. 2026-06-09
   days on market $134,900 Active 67 DOM
9. 2026-06-08
   days on market $134,900 Active 66 DOM
10. 2026-06-07
    days on market $134,900 Active 65 DOM
11. 2026-06-05
    days on market $134,900 Active 62 DOM
12. 2026-06-03
    days on market $134,900 Active 61 DOM
13. 2026-06-02
    days on market $134,900 Active 60 DOM
14. 2026-06-01
    days on market $134,900 Active 59 DOM
15. 2026-05-31
    days on market $134,900 Active 58 DOM
16. 2026-04-03
    listed $134,900 Active 1880-char remark

    Show marketing remark (1880 chars)

    Welcome to this well-maintained and inviting home ideally located near Keaton Beach, where life slows down and the days are centered around the water. Whether you’re searching for a full-time residence, weekend getaway, or investment opportunity, this property places you right in the heart of Florida’s laid-back Nature Coast lifestyle. Step inside to a bright and open living space featuring updated flooring, abundant natural light, and a functional layout that flows seamlessly into the kitchen and dining area. The spacious kitchen offers ample cabinetry, wraparound countertops, and bar seating—perfect for gathering after a long day on the water. The home features a generously sized bedroom with great natural light and easy access to a large bathroom complete with a walk-in shower and extended vanity space. A dedicated laundry area and additional storage throughout add convenience and functionality. This home is being sold mostly furnished. Outside, the property offers plenty of room for your boats, trailers, and outdoor gear, making it an ideal setup for those who live for time spent on the water. Located just a short drive to Nowhere Bar & Grill, Adams Beach, and approximately 5 miles to the Keaton Beach boat ramp, you’ll have quick access to some of the best flats fishing on Florida’s Gulf Coast. Known for its shallow grass flats and abundant fishery, this area is a true hidden gem for anglers chasing redfish, trout, and scallops during the season. Here, life is simple—in the best way. Early mornings on the water, afternoons cleaning your catch, and evenings spent watching the sun set over the Gulf. No rush, no noise—just salt air, open skies, and the kind of lifestyle people come here to find. If you’ve been looking for an affordable way to step into the coastal lifestyle, this is your chance

17. 2024-09-25
    historical
18. 2024-06-24
    status Active
19. 2024-06-12
    status Pending
20. 2024-05-24
    status Active
21. 2024-05-16
    status Pending
22. 2024-04-27
    listed $150,000 Active
23. 2019-08-29
    soldstatus $60,000
24. 2019-08-23
    soldstatus $60,000
25. 2019-03-06
    listed $60,000
26. 2002-12-30
    soldstatus $7,000

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$475/yr (+$40/mo · 73.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,206
• − Mortgage interest: −$7,556
• − Property taxes: −$645
• − Insurance: −$674
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$3,924
• Taxable loss: −$3,387
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $-143/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: Taylor
• NCES district ID: 1201860
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $36,539
• Composite: 35.71/100
• National rank: #4862
• State rank: #59 of 73 in FL

Livability — Perry

• Score: 70/100
• State rank: #420
• US rank: #7497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,498

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 21,562 people
• By 2030: 20,985 · -2.7%
• By 2040: 19,823 · -8.1%
• By 2050: 18,628 · -13.6%
• By 2075: 15,609 · -27.6%
• By 2100: 11,338 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 30% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+59.6) · D 19.9% · R 79.6%
• 2008→2024 swing: -20.6pp toward R · 2008: -39.0pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+53.8 2016: R+51.5 2012: R+38.3 2008: R+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.85%
• Current HPI: 159.8178
• 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

+1827.1% since first listed

11 events — show timeline

• 2026-04-03 Listed $134,900 CATRS
• 2024-09-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-06-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-04-27 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2019-08-29 Sold (Public Records) $60,000 Public Records
• 2019-08-23 Sold (MLS) $60,000 CATRS
• 2019-03-06 Listed $60,000 CATRS
• 2002-12-30 Sold (Public Records) $7,000 Public Records

Property tax history

-5.0%/yr

Latest (2025): $645 · +2.0% YoY. Source: county tax records.