505 2nd Ave Ave NW · Jasper, FL 32052

$85,000

4 bd · 2.0 ba · 1,275 sqft · SingleFamily public records · 42 Days on market

Built 1987 10,629 sqft lot Est $120k · 29% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.7/10.0
• Appreciation +8.3/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1987

Property features AI

Exterior

• Parking: 2-car garage
• Home design: Residential property
• Construction: Brick construction
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Dishwasher; Electric cooktop; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.4% in Jasper — 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 63/100 on livability (#731 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety D, schools F, amenities F.
• Hamilton (rural): math 34% / reading 29% proficiency, ranked #68 of 73 in FL (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 85 active listings in the ZIP; 26 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($588 loan paydown + $6k appreciation (6.7% local appreciation)).
• Hamilton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/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 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.37% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $119,850
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 NE 1st Ave	0.18mi	3/2.0 (-1)	1,308 (+3%)	8mo	$150,000	$115	76
406 5th Street St NW	0.07mi	3/2.0 (-1)	1,118 (-12%)	9mo	$188,000	$168	64
3740 NW 108th Ln	0.42mi	4/1.0	1,201 (-6%)	11mo	$25,000	$21	58
511 NE 1st Ave	0.62mi	3/2.0 (-1)	1,308 (+3%)	15mo	$47,000	$36	49
419 Palmetto Ave	0.34mi	3/1.0 (-1)	1,438 (+13%)	12mo	$135,000	$94	44
1307 NW 3rd St	0.56mi	3/2.0 (-1)	1,410 (+11%)	14mo	$179,000	$127	40
310 SW 5th Ave	0.47mi	3/1.0 (-1)	1,428 (+12%)	22mo	$125,000	$88	31

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

Projected returns pro-forma

6.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.59×
• Total profit: $37,923
• Equity at exit: $57,171

10-year hold

• IRR: 21.8%
• Equity multiple: 5.34×
• Total profit: $103,400
• Equity at exit: $107,067

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 32052

• Home prices YoY: 2.2%
• Active inventory: 85
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$221 /mo · $2,655/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $153

Break-even live

Break-even rent $973

Max offer price $85,000

Occupancy floor 82%

Sensitivity live

Price	-10% $201	-5% $177	+0% $153	+5% $129	+10% $105
Rent	-10% $61	-5% $107	+0% $153	+5% $199	+10% $245
Rate	-1.0pp $196	-0.5pp $175	base $153	+0.5pp $131	+1.0pp $108

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 17 events

1. 2026-06-19
   days on market $85,000 Active 42 DOM
2. 2026-06-18
   days on market $85,000 Active 41 DOM
3. 2026-06-17
   days on market $85,000 Active 40 DOM
4. 2026-06-16
   days on market $85,000 Active 39 DOM
5. 2026-06-15
   days on market $85,000 Active 38 DOM
6. 2026-06-14
   days on market $85,000 Active 36 DOM
7. 2026-06-13
   days on market $85,000 Active 35 DOM
8. 2026-06-10
   days on market $85,000 Active 33 DOM
9. 2026-06-09
   days on market $85,000 Active 32 DOM
10. 2026-06-08
    days on market $85,000 Active 31 DOM
11. 2026-06-07
    days on market $85,000 Active 30 DOM
12. 2026-06-05
    days on market $85,000 Active 27 DOM
13. 2026-06-02
    days on market $85,000 Active 25 DOM
14. 2026-06-01
    days on market $85,000 Active 24 DOM
15. 2026-05-31
    days on market $85,000 Active 23 DOM
16. 2026-05-30
    days on market $85,000 Active 22 DOM
17. 2026-05-08
    listed $85,000 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: $2,655 · $221/mo
• Projected year-2 tax: $2,655 · $221/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,001
• − Mortgage interest: −$4,761
• − Property taxes: −$2,655
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$2,473
• Taxable income: $650
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $1,679/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: Hamilton
• NCES district ID: 1200720
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $36,461
• Composite: 26.18/100
• National rank: #7267
• State rank: #68 of 73 in FL

Livability — Jasper

• Score: 63/100
• State rank: #731
• US rank: #15678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jasper, FL
• Population (ZIP): 8,073

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 13,405 people
• By 2030: 13,031 · -2.8%
• By 2040: 12,385 · -7.6%
• By 2050: 11,740 · -12.4%
• By 2075: 9,347 · -30.3%
• By 2100: 6,344 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 55% Black 33% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 2% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 8% Russian/Polish/Slavic 2%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+39.0) · D 30.1% · R 69.1%
• 2008→2024 swing: -24.4pp toward R · 2008: -14.6pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+31.8 2016: R+28.2 2012: R+16.9 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.69%
• Current HPI: 316.4797
• 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

• 2026-05-08 Listed $85,000 NFMLS

Property tax history

+13.8%/yr

Latest (2025): $2,655 · +4.9% YoY. Source: county tax records.