5 Bayview Dr · Apalachicola, FL 32320

$160,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 492 Days on market

Built 1959 0.26 ac lot ↓ 20% 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 +19.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fantastic Opportunity to own a little piece of Apalachicola History. The 2 bedroom/1 bathroom beach cottage sits on a . 26 acre parcel with an additional mobile home on the back of the lot, Mixed use opportunities! The 2/1 home has a metal roof and both dwellings would be great to fix up and use as a summer getaways or vacation rentals. Situated on a large corner lot with pecan and pear trees and bay views. What are you waiting for! A property such as this one has so much offer and do not come on the market very often. The possibilities are endless! Call today

Key facts

• Metal roof
• Pear trees
• Pecan trees

Tags

• METAL ROOF
• CORNER LOT
• PECAN TREES
• PEAR TREES
• BAY VIEWS

Property features AI

Finance

• HOA & community: No named subdivision

Exterior

• Utilities: Private well water; Septic tank; Window/wall AC
• Home design: Florida Cottage style; Single-story home; Entry and main living spaces on the first floor
• Construction: Built in 1959; Block construction; Metal roof
• Exterior features: Chain-link fencing enclosing the lot; Fenced lot; Level lot; Within half a mile to water; Bay view; Lot has U.S. Highway access

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: 2 bedrooms on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Unfurnished; Four total rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (10.6% below list).
• Recommended offer: $119k (25.8% below list) — sets the bar for cash-flow.
• Cap rate 7.7% vs local median 2.6% in Apalachicola — 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 80/100 on livability (#104 in FL, #1,611 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, commute 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: 106 active listings in the ZIP; 113 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Franklin County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 492 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1959 — 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 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,732 (25.8% 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 492 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.9%
• Equity multiple: 2.62×
• Total profit: $72,442
• Equity at exit: $144,141

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $225,389
• Equity at exit: $310,845

Cash invested: $44,800 (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 32320

• Home prices YoY: 6.4%
• Active inventory: 106
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-234

Break-even live

Break-even rent $1,727

Max offer price $118,732

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $160,000 Active 492 DOM
2. 2026-06-18
   days on market $160,000 Active 491 DOM
3. 2026-06-17
   days on market $160,000 Active 490 DOM
4. 2026-06-16
   days on market $160,000 Active 489 DOM
5. 2026-06-15
   days on market $160,000 Active 488 DOM
6. 2026-06-14
   days on market $160,000 Active 486 DOM
7. 2026-06-13
   days on market $160,000 Active 485 DOM
8. 2026-06-10
   days on market $160,000 Active 483 DOM
9. 2026-06-09
   days on market $160,000 Active 482 DOM
10. 2026-06-08
    days on market $160,000 Active 481 DOM
11. 2026-06-07
    days on market $160,000 Active 480 DOM
12. 2026-06-05
    days on market $160,000 Active 477 DOM
13. 2026-06-03
    days on market $160,000 Active 476 DOM
14. 2026-06-02
    days on market $160,000 Active 475 DOM
15. 2026-06-01
    days on market $160,000 Active 474 DOM
16. 2026-05-31
    days on market $160,000 Active 473 DOM
17. 2026-05-30
    days on market $160,000 Active 472 DOM
18. 2026-03-04
    status Active
19. 2025-11-18
    price $160,000
20. 2025-06-25
    status Active
21. 2025-02-12
    listed $200,000 Active

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$945/yr (+$79/mo · 247.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,173
• − Mortgage interest: −$8,962
• − Property taxes: −$383
• − Insurance: −$5,918
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$4,655
• Taxable loss: −$5,493
• Est. tax savings @ 24.0%: +$1,318
• After-tax cash flow: $-1,485/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 — Apalachicola

• Score: 80/100
• State rank: #104
• US rank: #1611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,503

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 (75%)
• Race & ethnicity: White 75% Black 18% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 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: ▲ 21.69%
• Current HPI: 358.7623
• 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

-20.0% since first listed

4 events — show timeline

• 2026-03-04 Relisted — ECAR
• 2025-11-18 Price Changed $160,000 ECAR
• 2025-06-25 Relisted — ECAR
• 2025-02-12 Listed $200,000 ECAR

Property tax history

-1.5%/yr

Latest (2025): $383 · -25.0% YoY. Source: county tax records.