16567 SW Gaskin St · Blountstown, FL 32424

$44,000

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 23 Days on market

Built 1938 0.34 ac lot Est $58k · 24% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.1/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE REDUCTION!!! Cozy Florida cottage style home located on nice corner lot in town with city services. Living room features a fireplace with gas logs. Has window unit with reverse air and heat. There is a neat covered front porch, an attached carport with an attached workshop/yard building. Comes with 3 bedrooms and kitchen/dining room combo. Good investment property or just right for the first time homebuyer!

Key facts

• Newer metal roof
• Excellent location
• 0.34 acre lot

Tags

• NEWER METAL ROOF
• 0.34 ACRE LOT
• EXCELLENT LOCATION

Property features AI

Exterior

• Home design: Single-story property
• Construction: Metal roof
• Exterior features: Lot approximately 0.34 acres; Lot dimensions approximately 60 x 210 x 100 x 110 x 100; City street frontage; Publicly maintained road access

Interior

• Bedrooms: One bedroom located on the first floor (approximately 12 x 12)
• Bathrooms: One full bathroom
• Interior features: Three total rooms; Living room on the first floor (approx. 16 x 12); Dining room on the first floor (approx. 12 x 12); Bedroom on the first floor (approx. 12 x 12)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $-9 ($-107/yr) — negative.
• To cash-flow at today's rent, offer at most $42k (3.6% below list).
• Meets the 1% rule at list price ($864 rent vs $44k).
• Recommended offer: $42k (3.6% below list) — sets the bar for cash-flow.
• Cap rate 17.7% vs local median 3.1% in Blountstown — 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 67/100 on livability (#562 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: amenities F, commute F, employment F.
• Calhoun (rural): math 52% / reading 55% proficiency, ranked #27 of 73 in FL (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 44 active listings in the ZIP; 30 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($304 loan paydown + $932 appreciation (2.1% local appreciation)).
• Calhoun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $42,418 (3.6% 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 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.96% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.67%
• DSCR: 2.81
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $57,672
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17196 Angle St	0.50mi	3/1.0	960 (-10%)	14mo	$52,000	$54	48
20966 SE Mayhaw Dr	0.72mi	3/1.0	990 (-7%)	13mo	$45,000	$45	43
20837 Lockwood Ave	0.56mi	3/2.0	1,224 (+15%)	15mo	$130,000	$106	33

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

Projected returns pro-forma

2.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.24×
• Total profit: $2,963
• Equity at exit: $17,637

10-year hold

• IRR: 8.3%
• Equity multiple: 2.16×
• Total profit: $14,303
• Equity at exit: $25,617

Cash invested: $12,320 (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 32424

• Home prices YoY: 1.2%
• Active inventory: 44
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $864 medium
• Mortgage (P&I): −$231
• Tax from tax record: −$16 /mo · $188/yr
• Insurance: −$18
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $-9

Break-even live

Break-even rent $875

Max offer price $42,418

Occupancy floor 96%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $44,000 Active 23 DOM
2. 2026-06-18
   days on market $44,000 Active 22 DOM
3. 2026-06-17
   days on market $44,000 Active 21 DOM
4. 2026-06-16
   days on market $44,000 Active 20 DOM
5. 2026-06-15
   days on market $44,000 Active 19 DOM
6. 2026-06-14
   days on market $44,000 Active 17 DOM
7. 2026-06-13
   days on market $44,000 Active 16 DOM
8. 2026-06-10
   days on market $44,000 Active 14 DOM
9. 2026-06-09
   days on market $44,000 Active 13 DOM
10. 2026-06-08
    days on market $44,000 Active 12 DOM
11. 2026-06-07
    days on market $44,000 Active 11 DOM
12. 2026-06-03
    days on market $44,000 Active 7 DOM
13. 2026-06-02
    days on market $44,000 Active 6 DOM
14. 2026-06-01
    days on market $44,000 Active 5 DOM
15. 2026-05-31
    days on market $44,000 Active 4 DOM
16. 2026-05-30
    days on market $44,000 Active 3 DOM
17. 2026-05-27
    listed $44,000 Active
18. 2016-09-23
    soldstatus $65,000
19. 2015-07-20
    soldstatus $50,000
20. 2014-03-27
    soldstatus $25,000 416-char remark

    Show marketing remark (416 chars)

    PRICE REDUCTION!!! Cozy Florida cottage style home located on nice corner lot in town with city services. Living room features a fireplace with gas logs. Has window unit with reverse air and heat. There is a neat covered front porch, an attached carport with an attached workshop/yard building. Comes with 3 bedrooms and kitchen/dining room combo. Good investment property or just right for the first time homebuyer!

21. 2013-11-12
    listed $25,000 416-char remark

    Show marketing remark (416 chars)

    PRICE REDUCTION!!! Cozy Florida cottage style home located on nice corner lot in town with city services. Living room features a fireplace with gas logs. Has window unit with reverse air and heat. There is a neat covered front porch, an attached carport with an attached workshop/yard building. Comes with 3 bedrooms and kitchen/dining room combo. Good investment property or just right for the first time homebuyer!

ⓘ 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: $188 · $16/mo
• Projected year-2 tax: $365 · $30/mo
• Expected delta: +$177/yr (+$15/mo · 93.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,365
• − Mortgage interest: −$2,465
• − Property taxes: −$188
• − Insurance: −$5,338
• − Repairs & maintenance: −$829
• − Management: −$829
• − Depreciation: −$1,280
• Taxable loss: −$565
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $28/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: Calhoun
• NCES district ID: 1200210
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 55% ▼ -7.00%
• Median HH income: $33,844
• Composite: 44.14/100
• National rank: #2863
• State rank: #27 of 73 in FL

Livability — Blountstown

• Score: 67/100
• State rank: #562
• US rank: #10782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blountstown, FL
• Population (ZIP): 7,430

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 13,969 people
• By 2030: 13,584 · -2.8%
• By 2040: 12,853 · -8.0%
• By 2050: 12,006 · -14.1%
• By 2075: 9,504 · -32.0%
• By 2100: 6,541 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+67.6) · D 15.9% · R 83.5%
• 2008→2024 swing: -27.2pp toward R · 2008: -40.4pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+62.3 2016: R+56.2 2012: R+43.9 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.12%
• Current HPI: 182.1718
• 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

+76.0% since first listed

5 events — show timeline

• 2026-05-27 Listed $44,000 CPARMLS
• 2016-09-23 Sold (Public Records) $65,000 Public Records
• 2015-07-20 Sold (Public Records) $50,000 Public Records
• 2014-03-27 Sold (MLS) $25,000 CPARMLS
• 2013-11-12 Listed $25,000 CPARMLS

Property tax history

-11.5%/yr

Latest (2025): $188 · -25.3% YoY. Source: county tax records.