363 SW Monroe Ave · Mayo, FL 32066

$189,900

3 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 22 Days on market

Built 2001 0.96 ac lot Est $254k · 25% under

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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 +15.0/15.0
• Appreciation +8.4/10.0
• Cash flow +7.3/30.0
• Schools +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.5/10.0

Listing remarks MLS

FOUR CORNERS OF A CITY BLOCK SURROUND THIS COUNTRY HOME LOCATED IN CENTER OF TOWN OF MAYO. MOVE-IN READY WITH 3 BED 2 BATH. OPEN FLOOR PLAN; FRENCH DOORS, GARDEN TUB AND 2 CAR GARAGE ARE JUST A FEW OF THE EXTRAS. VERY CLEAN.

Key facts

• 0.96 acre lot
• Garage
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (32.7% below list).
• Recommended offer: $128k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.0% in Mayo — 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 (#740 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Lafayette (rural): math 73% / reading 57% proficiency, ranked #6 of 73 in FL (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 78 active listings in the ZIP; 42 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (6.9% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,786 (32.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.67% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.67%
• DSCR: 0.75
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $253,828
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
393 SW Monroe Ave	0.03mi	3/2.0	1,548 (+9%)	12mo	$190,000	$123	74
158 SW Oak Dale Rd	0.65mi	3/2.0	1,577 (+11%)	15mo	$280,000	$178	39

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

Projected returns pro-forma

6.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.92×
• Total profit: $48,972
• Equity at exit: $130,186

10-year hold

• IRR: 13.4%
• Equity multiple: 3.90×
• Total profit: $154,436
• Equity at exit: $246,028

Cash invested: $53,172 (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 32066

• Home prices YoY: 2.3%
• Active inventory: 78
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$186 /mo · $2,229/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-251

Break-even live

Break-even rent $1,596

Max offer price $145,516

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-04
   status $189,900 Active 22 DOM
2. 2026-04-14
   status Pending
3. 2026-03-23
   listed $189,900 Active
4. 2019-05-13
   soldstatus $145,000
5. 2019-05-07
   soldstatus $145,000 224-char remark

   Show marketing remark (224 chars)

   FOUR CORNERS OF A CITY BLOCK SURROUND THIS COUNTRY HOME LOCATED IN CENTER OF TOWN OF MAYO. MOVE-IN READY WITH 3 BED 2 BATH. OPEN FLOOR PLAN; FRENCH DOORS, GARDEN TUB AND 2 CAR GARAGE ARE JUST A FEW OF THE EXTRAS. VERY CLEAN.

ⓘ 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: $2,229 · $186/mo
• Projected year-2 tax: $2,229 · $186/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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,334
• − Mortgage interest: −$10,637
• − Property taxes: −$2,229
• − Insurance: −$950
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$5,524
• Taxable loss: −$6,460
• Est. tax savings @ 24.0%: +$1,550
• After-tax cash flow: $-1,465/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: Lafayette
• NCES district ID: 1201020
• Math proficiency: 73% ▲ 2.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $42,317
• Composite: 54.57/100
• National rank: #1341
• State rank: #6 of 73 in FL

Livability — Mayo

• Score: 63/100
• State rank: #740
• US rank: #15981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayo, FL
• Population (ZIP): 6,881

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 8,368 people
• By 2030: 8,360 · -0.1%
• By 2040: 8,367 · +-0.0%
• By 2050: 8,285 · -1.0%
• By 2075: 7,623 · -8.9%
• By 2100: 6,186 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Cuban 2%
• Common ancestry: Iranian 1% Slovak 1% Hispanic 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+76.0) · D 11.7% · R 87.8%
• 2008→2024 swing: -15.4pp toward R · 2008: -60.6pp · 2024: -76.0pp
• All cycles: 2024: R+76.0 2020: R+71.6 2016: R+67.5 2012: R+58.3 2008: R+60.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.89%
• Current HPI: 309.4384
• 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

+31.0% since first listed

4 events — show timeline

• 2026-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2019-05-13 Sold (Public Records) $145,000 Public Records
• 2019-05-07 Sold (MLS) $145,000 NFMLS

Property tax history

+6.3%/yr

Latest (2025): $2,229 · +4.6% YoY. Source: county tax records.