49 63rd St · Yankeetown, FL 34498

$80,000

3 bd · 1.0 ba · 1,047 sqft · SingleFamily public records · 95 Days on market

Built 1947 0.68 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor's Dream in Yankeetown, Florida. This 3-bedroom, 1 bath home presents a unique opportunity for savvy investors. While it has experienced flooding from Hurricane Idalia, it offers a blank canvas for renovation and restoration. Situated in the charming town of Yankeetown, this property holds significant potential for those seeking to revitalize and capitalize on the resilient Florida real estate market.

Key facts

• Gulf of mexico
• Abundant wildlife
• Withlacoochee river

Tags

• WITHLACOOCHEE RIVER
• GULF OF MEXICO
• ABUNDANT WILDLIFE
• NATURAL BEAUTY

Property features AI

Exterior

• Parking: Attached carport; Private driveway; Boat parking; Total of 1 parking space
• Utilities: Public sewer and septic tank
• Home design: Single-family residence; One story
• Construction: Block and concrete construction; Block foundation; Asphalt shingle roof; Built on one level
• Exterior features: Cleared lot; Paved road access; No pool

Interior

• Flooring: Tile flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Master bedroom located downstairs

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $63k (21.5% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $63k (21.5% below list) — sets the bar for cash-flow.
• Cap rate 11.2% vs local median 0.5% in Yankeetown — 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 56/100 on livability (#869 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, amenities F, commute F.
• Levy (rural): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Nature Coast Middle School (math 32% / reading 42%, grade F, #399 of 571 statewide, top 71%, 90 students, 82% FRL, charter) — zoned schools average 82% FRL vs 62% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 38 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($553 loan paydown + $909 appreciation (1.1% local appreciation)).
• Levy County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($73k) 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 $65k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1947 — 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; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,776 (21.5% 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 95 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.43% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.63%
• DSCR: 1.78
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $163,332
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6206 Riverside Dr	0.26mi	2/1.5 (-1)	1,072 (+2%)	4mo	$160,000	$149	74
11 62nd St	0.20mi	2/3.0 (-1)	1,155 (+10%)	3mo	$180,000	$156	58
11615 N Caribee Pt	0.48mi	2/3.0 (-1)	1,142 (+9%)	9mo	$500,000	$438	42

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

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.83×
• Total profit: $-3,885
• Equity at exit: $27,880

10-year hold

• IRR: 2.0%
• Equity multiple: 1.25×
• Total profit: $5,501
• Equity at exit: $37,494

Cash invested: $22,400 (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 34498

• Home prices YoY: 0.4%
• Active inventory: 38
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-98

Break-even live

Break-even rent $1,270

Max offer price $62,776

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-75	+0% $-98	+5% $-120	+10% $-143
Rent	-10% $-188	-5% $-143	+0% $-98	+5% $-52	+10% $-7
Rate	-1.0pp $-57	-0.5pp $-77	base $-98	+0.5pp $-118	+1.0pp $-139

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $80,000 Active 95 DOM
2. 2026-06-18
   days on market $80,000 Active 92 DOM
3. 2026-06-17
   days on market $80,000 Active 91 DOM
4. 2026-06-16
   days on market $80,000 Active 90 DOM
5. 2026-06-15
   days on market $80,000 Active 89 DOM
6. 2026-06-14
   days on market $80,000 Active 87 DOM
7. 2026-06-13
   days on market $80,000 Active 86 DOM
8. 2026-06-10
   days on market $80,000 Active 84 DOM
9. 2026-06-09
   days on market $80,000 Active 83 DOM
10. 2026-06-08
    days on market $80,000 Active 82 DOM
11. 2026-06-07
    days on market $80,000 Active 81 DOM
12. 2026-06-05
    days on market $80,000 Active 78 DOM
13. 2026-06-03
    days on market $80,000 Active 77 DOM
14. 2026-06-02
    days on market $80,000 Active 76 DOM
15. 2026-06-01
    days on market $80,000 Active 75 DOM
16. 2026-05-31
    days on market $80,000 Active 74 DOM
17. 2026-05-30
    days on market $80,000 Active 73 DOM
18. 2026-03-18
    listed $80,000 Active
19. 2023-12-22
    soldstatus $65,000
20. 2023-12-20
    soldstatus $65,000 Closed 412-char remark

    Show marketing remark (412 chars)

    Investor's Dream in Yankeetown, Florida. This 3-bedroom, 1 bath home presents a unique opportunity for savvy investors. While it has experienced flooding from Hurricane Idalia, it offers a blank canvas for renovation and restoration. Situated in the charming town of Yankeetown, this property holds significant potential for those seeking to revitalize and capitalize on the resilient Florida real estate market.

21. 2023-12-07
    status Pending 412-char remark

    Show marketing remark (412 chars)

    Investor's Dream in Yankeetown, Florida. This 3-bedroom, 1 bath home presents a unique opportunity for savvy investors. While it has experienced flooding from Hurricane Idalia, it offers a blank canvas for renovation and restoration. Situated in the charming town of Yankeetown, this property holds significant potential for those seeking to revitalize and capitalize on the resilient Florida real estate market.

22. 2023-12-04
    listed $65,000 Active 412-char remark

    Show marketing remark (412 chars)

    Investor's Dream in Yankeetown, Florida. This 3-bedroom, 1 bath home presents a unique opportunity for savvy investors. While it has experienced flooding from Hurricane Idalia, it offers a blank canvas for renovation and restoration. Situated in the charming town of Yankeetown, this property holds significant potential for those seeking to revitalize and capitalize on the resilient Florida real estate market.

23. 2021-11-18
    soldstatus $45,000

ⓘ 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: $1,483 · $124/mo
• Projected year-2 tax: $1,483 · $124/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $13,754
• − Mortgage interest: −$4,481
• − Property taxes: −$1,483
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,327
• Taxable loss: −$2,256
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $-628/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: Levy
• NCES district ID: 1201140
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,254
• Composite: 36.42/100
• National rank: #4673
• State rank: #54 of 73 in FL

Livability — Yankeetown

• Score: 56/100
• State rank: #869
• US rank: #22699

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yankeetown, FL
• City population: 666
• Population (ZIP): 666

Population outlook (Levy County) Hauer SSP2

• Today (2025): 36,536 people
• By 2030: 34,498 · -5.6%
• By 2040: 30,294 · -17.1%
• By 2050: 26,368 · -27.8%
• By 2075: 19,003 · -48.0%
• By 2100: 13,169 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 5% Portuguese 5% Slovak 5%
• Foreign-born: 2%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Levy

• 2024 margin: Solid R (+50.3) · D 24.6% · R 74.8%
• 2008→2024 swing: -23.3pp toward R · 2008: -26.9pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.6 2016: R+44.8 2012: R+32.2 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 302.8387
• 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

+77.8% since first listed

6 events — show timeline

• 2026-03-18 Listed $80,000 RACC
• 2023-12-22 Sold (Public Records) $65,000 Public Records
• 2023-12-20 Sold (MLS) $65,000 RACC
• 2023-12-07 Pending — RACC
• 2023-12-04 Listed $65,000 RACC
• 2021-11-18 Sold (Public Records) $45,000 Public Records

Property tax history

+14.6%/yr

Latest (2025): $1,483 · +6.8% YoY. Source: county tax records.