26 Deloriss Dr · St. Marks, FL 32327

$120,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 34 Days on market

Built 1999 0.30 ac lot Est $215k · 44% under ↓ 52% since listing

---

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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.4/10.0
• Schools +4.8/10.0
• Rent growth +3.3/5.0
• Appreciation +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

THIS WAS NOT AN ARMS LENGHT TRANSACTION-SOLD PRE LISTING TO CURRENT TENANTS IN AS IS CONDITION WITH ALL FAULTS

Key facts

• Natural attractions
• Coastal retreat
• Short-term rental

Tags

• WATERFRONT RESTAURANTS
• PUBLIC BOAT RAMPS
• NATURAL ATTRACTIONS
• SHORT-TERM RENTAL
• COASTAL RETREAT
• ENDLESS OUTDOOR RECREATION

Property features AI

Finance

• Other: Lot approximately 0.3 acres
• Financial info: Offered for sale

Exterior

• Parking: Parking space(s)
• Utilities: Septic tank
• Home design: Single-story home
• Construction: Vinyl siding
• Exterior features: Unimproved road access

Interior

• Kitchen: Oven; Range
• Bedrooms: Bedroom 2: 11x11; Additional bedroom: 12x11
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Carpet, laminate, and tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (19.5% below list).
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $97k (19.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Wakulla (rural): math 56% / reading 56% proficiency, ranked #18 of 73 in FL (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.2%/yr); 346 active listings in the ZIP; solid renter incomes; 468 units permitted in Wakulla County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $91k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major 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 $96,643 (19.5% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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: 1.14% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $215,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Whippoorwill Ln	0.58mi	1/1.0 (-1)	768 (0%)	8mo	$215,000	$280	62

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 · 3.18% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.19×
• Total profit: $-27,365
• Equity at exit: $17,892

10-year hold

• IRR: -17.2%
• Equity multiple: 0.03×
• Total profit: $-32,621
• Equity at exit: $10,375

Cash invested: $33,600 (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 32327

• Home prices YoY: -1.5%
• Rents YoY: 3.2%
• Active inventory: 346
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-132

Break-even live

Break-even rent $1,531

Max offer price $96,643

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $120,000 Active 34 DOM
2. 2026-06-17
   days on market $120,000 Active 33 DOM
3. 2026-06-16
   days on market $120,000 Active 32 DOM
4. 2026-06-15
   days on market $120,000 Active 31 DOM
5. 2026-06-14
   days on market $120,000 Active 29 DOM
6. 2026-06-10
   days on market $120,000 Active 26 DOM
7. 2026-06-09
   days on market $120,000 Active 25 DOM
8. 2026-06-08
   days on market $120,000 Active 24 DOM
9. 2026-06-07
   days on market $120,000 Active 23 DOM
10. 2026-06-05
    days on market $120,000 Active 20 DOM
11. 2026-06-03
    days on market $120,000 Active 19 DOM
12. 2026-06-02
    days on market $120,000 Active 18 DOM
13. 2026-06-01
    days on market $120,000 Active 17 DOM
14. 2026-05-31
    days on market $120,000 Active 16 DOM
15. 2026-05-30
    days on market $120,000 Active 15 DOM
16. 2026-05-15
    listed $120,000 Active
17. 2023-03-20
    soldstatus $91,400 110-char remark

    Show marketing remark (110 chars)

    THIS WAS NOT AN ARMS LENGHT TRANSACTION-SOLD PRE LISTING TO CURRENT TENANTS IN AS IS CONDITION WITH ALL FAULTS

18. 2023-03-20
    listed $91,400 110-char remark

    Show marketing remark (110 chars)

    THIS WAS NOT AN ARMS LENGHT TRANSACTION-SOLD PRE LISTING TO CURRENT TENANTS IN AS IS CONDITION WITH ALL FAULTS

19. 2022-12-28
    soldstatus $250,000

ⓘ 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: $1,244 · $104/mo
• Projected year-2 tax: $1,244 · $104/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 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,364
• − Mortgage interest: −$6,722
• − Property taxes: −$1,244
• − Insurance: −$5,718
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$3,491
• Taxable loss: −$3,430
• Est. tax savings @ 24.0%: +$823
• After-tax cash flow: $-764/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: Wakulla
• NCES district ID: 1201950
• Math proficiency: 56% ▼ -7.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $53,740
• Composite: 48.12/100
• National rank: #2183
• State rank: #18 of 73 in FL

Livability — St. Marks

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Wakulla County · 31,445 people
• City population: 273
• Metro: Tallahassee, FL
• Population (ZIP): 31,445
• Household income: $84,138
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 360.0

Population outlook (Wakulla County) Hauer SSP2

• Today (2025): 32,809 people
• By 2030: 33,165 · +1.1%
• By 2040: 33,245 · +1.3%
• By 2050: 32,539 · -0.8%
• By 2075: 29,676 · -9.5%
• By 2100: 22,931 · -30.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Italian 5% Slovak 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Wakulla

• 2024 margin: Solid R (+44.4) · D 27.4% · R 71.8%
• 2008→2024 swing: -19.5pp toward R · 2008: -24.8pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+40.9 2016: R+40.1 2012: R+28.1 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.59%
• Current HPI: 302.1883
• Rent YoY: ▲ 3.18%
• Metro: Tallahassee, FL
• 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

-52.0% since first listed

4 events — show timeline

• 2026-05-15 Listed $120,000 CATRS
• 2023-03-20 Listed $91,400 CATRS
• 2023-03-20 Sold (MLS) $91,400 CATRS
• 2022-12-28 Sold (Public Records) $250,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,244 · +5.1% YoY. Source: county tax records.