20866 NE Magnolia St · Blountstown, FL 32424

$85,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 34 Days on market

Built 1978 Est $146k · 42% under

---

Why this score? — see what drove the B 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• Appreciation +6.1/10.0
• 1% rule +5.9/10.0
• 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

Nice, clean 3BR/2BA home on beautiful lot close to town. Lots of shade trees, wood floors, screened in porch, and comes partially furnished.

Key facts

• Close to town
• Near high school
• Wheelchair friendly

Tags

• WHEELCHAIR FRIENDLY
• QUIET NEIGHBORHOOD
• CLOSE TO TOWN
• NEAR HIGH SCHOOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($923 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 $2k of equity ($588 loan paydown + $2k 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $30k; list at $85k implies a 183% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 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?
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: 1.09% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $145,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20936 Cedar St	0.15mi	3/1.0	1,300 (0%)	22mo	$145,000	$112	71

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: 15.6%
• Equity multiple: 1.84×
• Total profit: $20,096
• Equity at exit: $34,072

10-year hold

• IRR: 17.9%
• Equity multiple: 3.40×
• Total profit: $57,217
• Equity at exit: $49,488

Cash invested: $23,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $923 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $216

Break-even live

Break-even rent $649

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $265	-5% $241	+0% $216	+5% $192	+10% $168
Rent	-10% $144	-5% $180	+0% $216	+5% $253	+10% $289
Rate	-1.0pp $259	-0.5pp $238	base $216	+0.5pp $194	+1.0pp $172

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $85,000 Active 34 DOM
2. 2026-06-18
   days on market $85,000 Active 33 DOM
3. 2026-06-17
   days on market $85,000 Active 32 DOM
4. 2026-06-16
   days on market $85,000 Active 31 DOM
5. 2026-06-15
   days on market $85,000 Active 30 DOM
6. 2026-06-14
   days on market $85,000 Active 28 DOM
7. 2026-06-13
   days on market $85,000 Active 27 DOM
8. 2026-06-10
   days on market $85,000 Active 25 DOM
9. 2026-06-09
   days on market $85,000 Active 24 DOM
10. 2026-06-08
    days on market $85,000 Active 23 DOM
11. 2026-06-07
    days on market $85,000 Active 22 DOM
12. 2026-06-03
    days on market $85,000 Active 18 DOM
13. 2026-06-02
    days on market $85,000 Active 17 DOM
14. 2026-06-01
    days on market $85,000 Active 16 DOM
15. 2026-05-31
    days on market $85,000 Active 15 DOM
16. 2026-05-30
    days on market $85,000 Active 14 DOM
17. 2026-05-17
    listed $85,000 Active
18. 2018-06-29
    soldstatus $30,000
19. 2006-03-23
    soldstatus $45,000 140-char remark

    Show marketing remark (140 chars)

    Nice, clean 3BR/2BA home on beautiful lot close to town. Lots of shade trees, wood floors, screened in porch, and comes partially furnished.

20. 2006-03-10
    soldstatus $45,000
21. 2005-06-03
    listed $59,500 140-char remark

    Show marketing remark (140 chars)

    Nice, clean 3BR/2BA home on beautiful lot close to town. Lots of shade trees, wood floors, screened in porch, and comes partially furnished.

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$324/yr (+$27/mo · 85.0%)

ⓘ 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 3/10 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: $11,080
• − Mortgage interest: −$4,761
• − Property taxes: −$381
• − Insurance: −$425
• − Repairs & maintenance: −$886
• − Management: −$886
• − Depreciation: −$2,473
• Taxable income: $1,266
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $2,294/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

• 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

+42.9% since first listed

5 events — show timeline

• 2026-05-17 Listed $85,000 FSBO.com
• 2018-06-29 Sold (Public Records) $30,000 Public Records
• 2006-03-23 Sold (MLS) $45,000 RAFGC
• 2006-03-10 Sold (Public Records) $45,000 Public Records
• 2005-06-03 Listed $59,500 RAFGC

Property tax history

+4.1%/yr

Latest (2025): $381 · +4.6% YoY. Source: county tax records.