1204 Ruby St · Live Oak, FL 32064

$209,900

3 bd · 2.0 ba · 1,403 sqft · SingleFamily public records · 116 Days on market

Built 1958 0.30 ac lot Est $170k · 24% over

---

Why this score? — see what drove the F 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 +13.9/30.0
• DSCR +4.2/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

BANK OWNED. REO SALE. PROPERTY SOLD “AS-IS” WITHOUT REPAIRS OR WARRANTY.

Key facts

• 0.3 acre lot
• Built 1958
• Listed 115 days

Property features AI

Exterior

• Home design: Single-story residential property
• Construction: Block construction; Slab foundation; Built on one story
• Exterior features: Shingle roof; Lot approximately 130 x 100 (0.3 acre); Zoned RSF-2

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Central air conditioning; Central electric heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $21 ($254/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (23.1% below list).
• Recommended offer: $161k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.7% in Live Oak — 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 70/100 on livability (#448 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Suwannee (town): math 45% / reading 44% proficiency, ranked #52 of 73 in FL (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 138 units permitted in Suwannee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $54k; list at $210k implies a 289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,436 (23.1% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
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: 0.77% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $169,763
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 Padgett Ave	0.68mi	3/2.0	1,360 (-3%)	12mo	$165,000	$121	54

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

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-32,761
• Equity at exit: $31,297

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-27,182
• Equity at exit: $18,148

Cash invested: $58,772 (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 32064

• Home prices YoY: -18.4%
• Active inventory: 51
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $21

Break-even live

Break-even rent $1,588

Max offer price $209,900

Occupancy floor 94%

Sensitivity live

Price	-10% $140	-5% $81	+0% $21	+5% $-38	+10% $-98
Rent	-10% $-106	-5% $-43	+0% $21	+5% $85	+10% $149
Rate	-1.0pp $127	-0.5pp $75	base $21	+0.5pp $-33	+1.0pp $-89

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 Bull Ave NE Live Oak, FL	3.0	2.0	1560	$1,600	$1.03	21d	1	0.24mi
403 Helvenston St SE Live Oak, FL	2.0	1.0	945	$1,400	$1.48	21d	1	0.86mi
1203 Pine Ave SW Live Oak, FL	3.0	1.0	1200	$1,950	$1.62	21d	1	1.29mi

Listing history 25 events

1. 2026-06-19
   days on market $209,900 Active 116 DOM
2. 2026-06-18
   days on market $209,900 Active 115 DOM
3. 2026-06-17
   days on market $209,900 Active 114 DOM
4. 2026-06-16
   days on market $209,900 Active 113 DOM
5. 2026-06-15
   days on market $209,900 Active 112 DOM
6. 2026-06-14
   days on market $209,900 Active 110 DOM
7. 2026-06-12
   days on market $209,900 Active 109 DOM
8. 2026-06-09
   days on market $209,900 Active 106 DOM
9. 2026-06-08
   days on market $209,900 Active 105 DOM
10. 2026-06-07
    days on market $209,900 Active 104 DOM
11. 2026-06-03
    days on market $209,900 Active 100 DOM
12. 2026-06-02
    days on market $209,900 Active 99 DOM
13. 2026-06-01
    days on market $209,900 Active 98 DOM
14. 2026-05-31
    days on market $209,900 Active 97 DOM
15. 2026-05-30
    days on market $209,900 Active 96 DOM
16. 2026-05-11
    historical Active Under Contract
17. 2026-04-04
    status Active
18. 2026-04-04
    price $209,900
19. 2026-03-25
    historical Active Under Contract
20. 2026-02-23
    listed $219,900 Active
21. 2010-04-12
    soldstatus $54,000 84-char remark

    Show marketing remark (84 chars)

    BANK OWNED. REO SALE. PROPERTY SOLD “AS-IS” WITHOUT REPAIRS OR WARRANTY.

22. 2009-12-15
    listed $58,600 84-char remark

    Show marketing remark (84 chars)

    BANK OWNED. REO SALE. PROPERTY SOLD “AS-IS” WITHOUT REPAIRS OR WARRANTY.

23. 2007-10-26
    historical 367-char remark

    Show marketing remark (367 chars)

    WOW! NOTHING SAYS BUY ME LIKE AN INTERIOR LIKE THIS! FRESH INTERIOR AND EXTERIOR MAKE THIS BANK OWNED HOME SPARKLE! ALL NEUTRAL INTERIOR, LARGE OPEN FLOOR PLAN, TILE IN ALL WET AREAS, LARGE GREAT ROOM, BRIGHT KITCHEN AND MOVE IN READY! DUE TO BANK OWNED, SELLING AS-IS, SELLER DOES NOT PAY FOR SURVEY OR REPAIRS. BUYER IS TO VERIFY GLA, LOT SIZE, ETC. PRIOR TO OFFERS

24. 2007-09-13
    listed $114,500 367-char remark

    Show marketing remark (367 chars)

    WOW! NOTHING SAYS BUY ME LIKE AN INTERIOR LIKE THIS! FRESH INTERIOR AND EXTERIOR MAKE THIS BANK OWNED HOME SPARKLE! ALL NEUTRAL INTERIOR, LARGE OPEN FLOOR PLAN, TILE IN ALL WET AREAS, LARGE GREAT ROOM, BRIGHT KITCHEN AND MOVE IN READY! DUE TO BANK OWNED, SELLING AS-IS, SELLER DOES NOT PAY FOR SURVEY OR REPAIRS. BUYER IS TO VERIFY GLA, LOT SIZE, ETC. PRIOR TO OFFERS

25. 2006-05-18
    soldstatus $130,500

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $1,742 · $145/mo
• Expected delta: +$951/yr (+$79/mo · 120.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,372
• − Mortgage interest: −$11,758
• − Property taxes: −$792
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$6,106
• Taxable loss: −$3,432
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $1,078/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: Suwannee
• NCES district ID: 1201830
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $37,785
• Composite: 37.07/100
• National rank: #4503
• State rank: #52 of 73 in FL

Livability — Live Oak

• Score: 70/100
• State rank: #448
• US rank: #8100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Live Oak, FL
• Population (ZIP): 7,661

Population outlook (Suwannee County) Hauer SSP2

• Today (2025): 45,226 people
• By 2030: 45,833 · +1.3%
• By 2040: 46,631 · +3.1%
• By 2050: 46,544 · +2.9%
• By 2075: 43,635 · -3.5%
• By 2100: 34,318 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 49% Black 28% Two or more races 15% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 4% Cuban 3%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 0%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 9% Other Indo-European 1%

Political lean MEDSL · Suwannee

• 2024 margin: Solid R (+61.0) · D 19.3% · R 80.2%
• 2008→2024 swing: -17.8pp toward R · 2008: -43.1pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+56.6 2016: R+55.3 2012: R+45.0 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.91%
• Current HPI: 163.2985
• 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

+60.8% since first listed

10 events — show timeline

• 2026-05-11 Contingent — NFMLS
• 2026-04-04 Relisted — NFMLS
• 2026-04-04 Price Changed $209,900 NFMLS
• 2026-03-25 Contingent — NFMLS
• 2026-02-23 Listed $219,900 NFMLS
• 2010-04-12 Sold (MLS) $54,000 realMLS
• 2009-12-15 Listed $58,600 realMLS
• 2007-10-26 Listing Removed — realMLS
• 2007-09-13 Listed $114,500 realMLS
• 2006-05-18 Sold (Public Records) $130,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $792 · +4.5% YoY. Source: county tax records.