534 N Barber Hill Rd · Lamont, FL 32336

$165,000

3 bd · 2.0 ba · 2,050 sqft · SingleFamily public records · 397 Days on market

Built 1980 1.00 ac lot ↓ 18% since listing

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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).

• Cash flow +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +3.2/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

* Seller will work with Buyer on closing costs * Welcome to the peace and quiet of 534 North Barber Hill Road. This updated all brick home is tucked away on a beautiful, mature and fenced-in one acre lot lined by majestic oaks. You will love the fresh and updated kitchen and master bath. This home features all new flooring including luxury vinyl plank, carpet and tile. Need space? Not lacking here. Three large bedrooms, a family room and living space, plus a bonus room/office with its own private entrance and exit. Plenty of storage with detached shed, carport room/workshop, and ample closet space throughout. This home features other modern updates including new lighting and fixtures, a smart thermostat, and paint. Don't miss this one! Easy drive to downtown Tallahassee via Highway 27 or Highway 19 to I-10.

Key facts

• Side entrance
• Plenty of storage
• Brick home

Tags

• BRICK HOME
• HIGH CEILINGS
• DEN WITH FIREPLACE
• ADDITIONAL LIVING SPACE
• SIDE ENTRANCE
• PLENTY OF STORAGE

Property features AI

Exterior

• Parking: Carport with two spaces
• Utilities: Septic tank
• Home design: Single-story; Brick construction
• Construction: Brick construction
• Exterior features: Fully fenced; Paved road access

Interior

• Kitchen: Dishwasher; Refrigerator; Stove
• Bedrooms: Bedroom 2 (14x14); Bedroom 3 (12x11)
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Wood heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Fireplace; Fully fenced yard

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (18.3% below list).
• Recommended offer: $135k (18.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 45/100 on livability (#899 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools C-, amenities F, commute F.
• Jefferson (rural): math 28% / reading 30% proficiency, ranked #71 of 73 in FL (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP; 64 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.7% local appreciation)).
• Jefferson County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 397 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,769 (18.3% 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 397 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.82% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.63×
• Total profit: $29,063
• Equity at exit: $90,713

10-year hold

• IRR: 11.5%
• Equity multiple: 3.05×
• Total profit: $94,754
• Equity at exit: $154,300

Cash invested: $46,200 (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 32336

• Home prices YoY: 2.5%
• Active inventory: 11
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$231 /mo · $2,770/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-100

Break-even live

Break-even rent $1,474

Max offer price $147,305

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-21
   status Active
2. 2026-04-13
   historical Active Under Contract
3. 2026-03-23
   status Active
4. 2026-03-17
   historical Active Under Contract
5. 2026-03-04
   status Active
6. 2026-02-23
   historical Active Under Contract
7. 2026-02-11
   status Active
8. 2026-02-09
   historical
9. 2025-11-20
   status Active
10. 2025-11-18
    historical Contingent
11. 2025-07-18
    price $165,000
12. 2025-06-21
    status Active
13. 2025-05-16
    historical Contingent
14. 2025-04-15
    listed $175,000 Active
15. 2020-03-04
    soldstatus $180,000
16. 2020-03-02
    soldstatus $180,000 819-char remark

    Show marketing remark (819 chars)

    * Seller will work with Buyer on closing costs * Welcome to the peace and quiet of 534 North Barber Hill Road. This updated all brick home is tucked away on a beautiful, mature and fenced-in one acre lot lined by majestic oaks. You will love the fresh and updated kitchen and master bath. This home features all new flooring including luxury vinyl plank, carpet and tile. Need space? Not lacking here. Three large bedrooms, a family room and living space, plus a bonus room/office with its own private entrance and exit. Plenty of storage with detached shed, carport room/workshop, and ample closet space throughout. This home features other modern updates including new lighting and fixtures, a smart thermostat, and paint. Don't miss this one! Easy drive to downtown Tallahassee via Highway 27 or Highway 19 to I-10.

17. 2019-12-01
    listed $183,500 819-char remark

    Show marketing remark (819 chars)

    * Seller will work with Buyer on closing costs * Welcome to the peace and quiet of 534 North Barber Hill Road. This updated all brick home is tucked away on a beautiful, mature and fenced-in one acre lot lined by majestic oaks. You will love the fresh and updated kitchen and master bath. This home features all new flooring including luxury vinyl plank, carpet and tile. Need space? Not lacking here. Three large bedrooms, a family room and living space, plus a bonus room/office with its own private entrance and exit. Plenty of storage with detached shed, carport room/workshop, and ample closet space throughout. This home features other modern updates including new lighting and fixtures, a smart thermostat, and paint. Don't miss this one! Easy drive to downtown Tallahassee via Highway 27 or Highway 19 to I-10.

18. 2018-07-12
    soldstatus $90,000
19. 2018-07-09
    soldstatus $90,000 571-char remark

    Show marketing remark (571 chars)

    Spacious rooms and beautiful 1 acre lot with lovely mature trees and shrubs!!! This has been the pastoreum for the Lamont Baptist Church. Home features a large open eat-in kitchen/family room combination with wood burning fireplace and laundry room off the kitchen. It also has a separate living room and office that were previously used as additional bedrooms. Large 2 car carport, storage room, as well as, a pump house provide you with plenty of extra storage. Selling "as is" and has been priced accordingly. Schedule your appointment today to take a look!

20. 2018-05-24
    listed $84,900 571-char remark

    Show marketing remark (571 chars)

    Spacious rooms and beautiful 1 acre lot with lovely mature trees and shrubs!!! This has been the pastoreum for the Lamont Baptist Church. Home features a large open eat-in kitchen/family room combination with wood burning fireplace and laundry room off the kitchen. It also has a separate living room and office that were previously used as additional bedrooms. Large 2 car carport, storage room, as well as, a pump house provide you with plenty of extra storage. Selling "as is" and has been priced accordingly. Schedule your appointment today to take a look!

21. 2007-08-27
    soldstatus $200,000

ⓘ 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: $2,770 · $231/mo
• Projected year-2 tax: $2,770 · $231/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,172
• − Mortgage interest: −$9,243
• − Property taxes: −$2,770
• − Insurance: −$825
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$4,800
• Taxable loss: −$4,053
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $-229/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: Jefferson
• NCES district ID: 1200990
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $43,356
• Composite: 24.74/100
• National rank: #7605
• State rank: #71 of 73 in FL

Livability — Lamont

• Score: 45/100
• State rank: #899
• US rank: #26627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lamont, FL
• Population (ZIP): 1,218

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 12,681 people
• By 2030: 11,811 · -6.9%
• By 2040: 9,968 · -21.4%
• By 2050: 8,319 · -34.4%
• By 2075: 5,406 · -57.4%
• By 2100: 3,278 · -74.2%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: White 50% Black 47% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 5% Slovak 4% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: R (+18.6) · D 40.3% · R 58.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 3.7pp · 2024: -18.6pp
• All cycles: 2024: R+18.6 2020: R+6.9 2016: R+5.1 2012: D+1.8 2008: D+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.72%
• Current HPI: 193.5779
• 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

-17.5% since first listed

21 events — show timeline

• 2026-05-21 Relisted — CATRS
• 2026-04-13 Contingent — CATRS
• 2026-03-23 Relisted — CATRS
• 2026-03-17 Contingent — CATRS
• 2026-03-04 Relisted — CATRS
• 2026-02-23 Contingent — CATRS
• 2026-02-11 Relisted — CATRS
• 2026-02-09 Listing Removed — CATRS
• 2025-11-20 Relisted — CATRS
• 2025-11-18 Contingent — CATRS
• 2025-07-18 Price Changed $165,000 CATRS
• 2025-06-21 Relisted — CATRS
• 2025-05-16 Contingent — CATRS
• 2025-04-15 Listed $175,000 CATRS
• 2020-03-04 Sold (Public Records) $180,000 Public Records
• 2020-03-02 Sold (MLS) $180,000 CATRS
• 2019-12-01 Listed $183,500 CATRS
• 2018-07-12 Sold (Public Records) $90,000 Public Records
• 2018-07-09 Sold (MLS) $90,000 CATRS
• 2018-05-24 Listed $84,900 CATRS
• 2007-08-27 Sold (Public Records) $200,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $2,770 · -1.5% YoY. Source: county tax records.