18 Apalachee St · Apalachicola, FL 32320

$239,500

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 14 Days on market

Built 1965 0.32 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Brick ranch with vaulted ceiling on 100x150 lot located in Greater Apalach. 3 bedrooms and 1 bath. Inground swimming pool with privacy fence. One car garage. 12x20 storage shed with carport for your lawn equipment or small boat. Walk in closet in master bedroom with additional closet

Key facts

• New metal roof
• Attached garage
• In ground pool

Tags

• IN GROUND POOL
• QUIET ESTABLISHED NEIGHBORHOOD
• ATTACHED GARAGE
• NEW METAL ROOF

Property features AI

Finance

• Other: Lot on a county road with approximately 145 x 96 dimensions (0.32 acres); Zoned County Residential Single Family; Located in the Gulf Colony subdivision

Exterior

• Parking: Attached garage with space for 4 vehicles
• Utilities: Public water; Septic tank sewer; Electricity connected; Water connected
• Home design: Single-family detached residence; Residential property; New construction
• Construction: Brick construction; Metal roof
• Exterior features: Front porch; Porch; Back yard fencing; Private in-ground outdoor pool

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Refrigerator included

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (22.8% below list).
• Recommended offer: $185k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Zoned schools: Apalachicola Bay Charter School (math 56% / reading 48%, grade C-, #990 of 2,144 statewide, top 48%, 359 students, 60% FRL, charter); Franklin County Learning Center (56 students, 77% FRL) — zoned schools average 68% FRL vs 84% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 52% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Franklin average implies; a family-tenant draw the district grade alone would hide.
• 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 $26k of equity ($2k loan paydown + $24k 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 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $122k; list at $240k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $184,916 (22.8% 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. Built in 1965 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 10.8

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: 21.8%
• Equity multiple: 2.76×
• Total profit: $118,091
• Equity at exit: $215,761

10-year hold

• IRR: 19.6%
• Equity multiple: 6.33×
• Total profit: $357,546
• Equity at exit: $465,296

Cash invested: $67,060 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$1,256
• Tax est. 1.5%: −$299 /mo · $3,592/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-194

Break-even live

Break-even rent $2,095

Max offer price $211,385

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-112	+0% $-194	+5% $-277	+10% $-360
Rent	-10% $-340	-5% $-267	+0% $-194	+5% $-121	+10% $-48
Rate	-1.0pp $-74	-0.5pp $-133	base $-194	+0.5pp $-256	+1.0pp $-319

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $239,500 Active 14 DOM
2. 2026-06-19
   days on market $239,500 Active 12 DOM
3. 2026-06-18
   days on market $239,500 Active 11 DOM
4. 2026-06-17
   days on market $239,500 Active 10 DOM
5. 2026-06-16
   days on market $239,500 Active 9 DOM
6. 2026-06-15
   days on market $239,500 Active 8 DOM
7. 2026-06-14
   days on market $239,500 Active 6 DOM
8. 2026-06-13
   days on market $239,500 Active 5 DOM
9. 2026-06-10
   days on market $239,500 Active 3 DOM
10. 2026-06-09
    days on market $239,500 Active 2 DOM
11. 2026-06-08
    remarks 253-char remark
12. 2026-06-08
    listed $239,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 46% 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: $22,190
• − Mortgage interest: −$13,416
• − Property taxes: −$3,592
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$6,967
• Taxable loss: −$6,533
• Est. tax savings @ 24.0%: +$1,568
• 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: 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

+1128.2% since first listed

6 events — show timeline

• 2026-06-04 Listed $239,500 RAFGC
• 2017-08-10 Sold (Public Records) $122,000 Public Records
• 2017-08-10 Sold (MLS) $122,000 RAFGC
• 2017-01-21 Listed $119,999 RAFGC
• 2008-05-23 Sold (Public Records) $95,000 Public Records
• 1977-06-01 Sold (Public Records) $19,500 Public Records

Property tax history

+0.0%/yr

Latest (2025): $455 · +3.7% YoY. Source: county tax records.