711 N Oklahoma St · Bonifay, FL 32425

$174,000

3 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 20 Days on market

Built 1964 0.32 ac lot Est $258k · 32% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.5/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.2/10.0

Listing remarks

Charming Brick Home on a Spacious Corner Lot in the Heart of Bonifay! Welcome home to this well-maintained 1,580+/- square foot brick residence situated on a generous corner lot in the charming community of Bonifay Florida. Offering solid construction, major system updates, and endless potential, this property is the perfect opportunity for buyers looking to create a home that reflects their own style and vision. Step inside and discover a versatile semi-open floor plan designed for both comfortable everyday living and entertaining. The home features a welcoming formal living room accented by beautiful built-in wood bookcases, creating the perfect space for displaying treasured collectio

Key facts

• Major system updates
• Spacious corner lot
• Brick home

Tags

• BRICK HOME
• SPACIOUS CORNER LOT
• BUILT-IN WOOD BOOKCASES
• SEMI-OPEN FLOOR PLAN
• MAJOR SYSTEM UPDATES
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: One-car garage
• Utilities: Public sewer
• Home design: Single-story home
• Construction: Brick construction
• Exterior features: Covered patio and porch; Patio; Porch; City street frontage; Publicly maintained road

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Family room; Living room; Primary bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (28.4% below list).
• Recommended offer: $125k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.8% in Bonifay — 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 (#577 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Holmes (rural): math 44% / reading 45% proficiency, ranked #53 of 73 in FL (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ponce De Leon Elementary School (math 42% / reading 52%, grade D-, #1,191 of 2,144 statewide, top 57%, 308 students, 58% FRL); Holmes County High School (math 22% / reading 50%, grade F, #359 of 667 statewide, top 55%, 453 students, 49% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 144 active listings in the ZIP; 12 units permitted in Holmes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Holmes County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($171k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,668 (28.4% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.72% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $257,540
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 E Wisconsin Ave	0.12mi	3/2.0	1,681 (+6%)	4mo	$210,000	$125	80
651 E North Ave	0.41mi	3/2.0	1,761 (+12%)	2mo	$299,900	$170	61
102 Lisenby Dr	0.58mi	3/2.0	1,377 (-13%)	13mo	$225,000	$163	41

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.75×
• Total profit: $85,055
• Equity at exit: $156,753

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $258,050
• Equity at exit: $338,044

Cash invested: $48,720 (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 32425

• Home prices YoY: 16.2%
• Active inventory: 144
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$152 /mo · $1,824/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-152

Break-even live

Break-even rent $1,439

Max offer price $147,129

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-103	+0% $-152	+5% $-201	+10% $-251
Rent	-10% $-251	-5% $-201	+0% $-152	+5% $-103	+10% $-54
Rate	-1.0pp $-64	-0.5pp $-108	base $-152	+0.5pp $-197	+1.0pp $-243

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-22
   days on market $174,000 Active 20 DOM
2. 2026-06-18
   days on market $174,000 Active 17 DOM
3. 2026-06-17
   days on market $174,000 Active 16 DOM
4. 2026-06-16
   days on market $174,000 Active 15 DOM
5. 2026-06-15
   days on market $174,000 Active 14 DOM
6. 2026-06-14
   days on market $174,000 Active 12 DOM
7. 2026-06-13
   days on market $174,000 Active 11 DOM
8. 2026-06-10
   days on market $174,000 Active 9 DOM
9. 2026-06-09
   days on market $174,000 Active 8 DOM
10. 2026-06-08
    days on market $174,000 Active 7 DOM
11. 2026-06-07
    days on market $174,000 Active 6 DOM
12. 2026-06-05
    pricedays on market $174,000 Active 3 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $185,000 Active 1 DOM

ⓘ 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: $1,824 · $152/mo
• Projected year-2 tax: $1,824 · $152/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 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: $14,960
• − Mortgage interest: −$9,747
• − Property taxes: −$1,824
• − Insurance: −$870
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$5,062
• Taxable loss: −$4,936
• Est. tax savings @ 24.0%: +$1,185
• After-tax cash flow: $-641/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: Holmes
• NCES district ID: 1200900
• Math proficiency: 44% ▼ -5.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $35,365
• Composite: 36.83/100
• National rank: #4558
• State rank: #53 of 73 in FL

Livability — Bonifay

• Score: 67/100
• State rank: #577
• US rank: #10976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bonifay, FL
• Population (ZIP): 13,944

Population outlook (Holmes County) Hauer SSP2

• Today (2025): 17,963 people
• By 2030: 17,245 · -4.0%
• By 2040: 15,970 · -11.1%
• By 2050: 14,905 · -17.0%
• By 2075: 12,327 · -31.4%
• By 2100: 9,760 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Holmes

• 2024 margin: Solid R (+80.2) · D 9.7% · R 89.9%
• 2008→2024 swing: -15.1pp toward R · 2008: -65.0pp · 2024: -80.2pp
• All cycles: 2024: R+80.2 2020: R+78.9 2016: R+77.9 2012: R+68.3 2008: R+65.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.87%
• Current HPI: 322.29
• 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

1 event — show timeline

• 2026-05-31 Listed $185,000 CPARMLS

Property tax history

+4.9%/yr

Latest (2025): $1,824 · +18.0% YoY. Source: county tax records.