14 Parker Ave #5 · Carrabelle, FL 32322

$96,900

1 bd · 1.0 ba · 510 sqft · Townhouse · 140 Days on market

Built 1943 871 sqft lot ↓ 5% since listing

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable one bedroom and one bath unit. Beachy colors and decorated very nice. Stackable Washer and dryer plus gas stove. All floors are tile for easy cleaning. Sit on your front porch to have your morning coffee. Call for appointment today.

Key facts

• All floors are tile
• Front porch
• Gas stove

Tags

• STACKABLE WASHER AND DRYER
• GAS STOVE
• ALL FLOORS ARE TILE
• FRONT PORCH

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Attached single-family townhouse; Residential property; New construction
• Construction: Block construction
• Exterior features: Covered porch; Metal roof

Interior

• Kitchen: Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling units; Ceiling fan(s)
• Interior features: Window coverings; Tile flooring

🏗️ New construction. The $96,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $126,480.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $97k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 1.9% in Carrabelle — 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 69/100 on livability (#466 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, amenities 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: 322 active listings in the ZIP; 113 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $874 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1943 — 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. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $126,480
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30-5 Heffernan Dr	0.07mi	2/1.0 (+1)	550 (+8%)	1mo	$90,000	$164	78
12-3 Parker Ave	0.05mi	2/1.0 (+1)	525 (+3%)	13mo	$130,000	$248	77
29-4 Parker Ave	0.10mi	2/1.0 (+1)	550 (+8%)	7mo	$132,900	$242	71
10 Pine St #3	0.19mi	1/1.0	450 (-12%)	4mo	$63,000	$140	68
44A-3 Carlton Ave	0.24mi	1/1.0	500 (-2%)	23mo	$99,000	$198	66
54-5 Parker Ave	0.12mi	2/1.0 (+1)	565 (+11%)	7mo	$104,500	$185	66
27-1 Parker Ave	0.13mi	1/1.0	450 (-12%)	13mo	$140,000	$311	63
27-1 Parker St	0.15mi	1/1.0	450 (-12%)	13mo	$140,000	$311	62
50-1 E Pine St	0.16mi	2/1.0 (+1)	578 (+13%)	4mo	$148,000	$256	62
24 E Pine St #5	0.16mi	1/1.0	450 (-12%)	17mo	$114,000	$253	59
24-5 E Pine St	0.19mi	1/1.0	450 (-12%)	17mo	$114,000	$253	57

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,564
• Equity at exit: $18,859

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $18,758
• Equity at exit: $10,936

Cash invested: $35,414 (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 32322

• Home prices YoY: -8.8%
• Active inventory: 322
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$663
• Tax est. 1.5%: −$158 /mo · $1,897/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $265

Break-even live

Break-even rent $1,106

Max offer price $126,480

Occupancy floor 77%

Sensitivity live

Price	-10% $353	-5% $309	+0% $265	+5% $222	+10% $178
Rent	-10% $152	-5% $209	+0% $265	+5% $322	+10% $379
Rate	-1.0pp $329	-0.5pp $298	base $265	+0.5pp $233	+1.0pp $199

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: $31,620
• Closing costs: $3,794
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $96,900 Active 140 DOM
2. 2026-06-19
   days on market $96,900 Active 138 DOM
3. 2026-06-18
   days on market $96,900 Active 137 DOM
4. 2026-06-17
   days on market $96,900 Active 136 DOM
5. 2026-06-16
   days on market $96,900 Active 135 DOM
6. 2026-06-15
   days on market $96,900 Active 134 DOM
7. 2026-06-14
   days on market $96,900 Active 132 DOM
8. 2026-06-13
   days on market $96,900 Active 131 DOM
9. 2026-06-10
   days on market $96,900 Active 129 DOM
10. 2026-06-09
    days on market $96,900 Active 128 DOM
11. 2026-06-08
    days on market $96,900 Active 127 DOM
12. 2026-06-07
    days on market $96,900 Active 126 DOM
13. 2026-06-05
    days on market $96,900 Active 123 DOM
14. 2026-06-03
    days on market $96,900 Active 122 DOM
15. 2026-06-03
    price $96,900 Active 121 DOM
16. 2026-06-02
    days on market $99,500 Active 121 DOM
17. 2026-06-01
    days on market $99,500 Active 120 DOM
18. 2026-05-31
    days on market $99,500 Active 119 DOM
19. 2026-05-30
    days on market $99,500 Active 118 DOM
20. 2026-03-10
    price $99,500
21. 2026-02-01
    listed $104,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,310
• − Mortgage interest: −$7,085
• − Property taxes: −$1,897
• − Insurance: −$632
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$3,679
• Taxable income: $1,246
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $2,887/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 — Carrabelle

• Score: 69/100
• State rank: #466
• US rank: #8398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,348

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 (70%)
• Race & ethnicity: White 70% Black 15% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -17.76%
• Current HPI: 185.16
• 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

-5.1% since first listed

2 events — show timeline

• 2026-03-10 Price Changed $99,500 RAFGC
• 2026-02-01 Listed $104,900 RAFGC