172 W McIver Ave · Macclenny, FL 32063

$129,000

4 bd · 2.0 ba · 2,173 sqft · SingleFamily public records · 96 Days on market

Built 1940 0.26 ac lot

---

Why this score? — see what drove the C- 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +6.4/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this spacious 4-bedroom, 2.5-bath two-story home offering 2,173 sq ft of opportunity, perfectly positioned on a corner lot in the heart of the Town of MacClenny. Built in 1940, this classic property is a true fixer-upper ready for vision, creativity, and value-add transformation. With generous room sizes, multiple living areas, and a flexible layout, there's plenty of space to reimagine and restore its original charm--or modernize it to today's standards. The lot provides ample room for outdoor living, parking, or future improvements, making it ideal for renovators and buyers looking to customize their dream home. Vacant and easy to show, this property is ready for i

Key facts

• Flexible layout
• Corner lot
• Outdoor living

Tags

• CORNER LOT
• FLEXIBLE LAYOUT
• MULTIPLE LIVING AREAS
• OUTDOOR LIVING

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached parking; Attached carport (1 carport space); Covered parking; Off-street parking; On-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Two levels; Entry level: 1
• Construction: Frame construction; Shingle roof
• Exterior features: Covered screened side porch; Chain link fencing; Corner lot; City street frontage (asphalt)

Interior

• Kitchen: Electric range; Refrigerator; Eat-in kitchen with pantry
• Bedrooms: 4 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s); Eat-in kitchen; Pantry; Primary bathroom with tub and shower; Fireplace (1)
• Laundry & utility: In-unit laundry; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.3% in Macclenny — 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 72/100 on livability (#355 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Baker (town): math 53% / reading 49% proficiency, ranked #28 of 73 in FL (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Baker County Middle School (math 47% / reading 42%, grade D, #320 of 571 statewide, top 57%, 1,102 students, 52% FRL); Baker County Senior High School (math 41% / reading 48%, grade F, #237 of 667 statewide, top 36%, 1,425 students, 40% FRL).
• Market conditions: 76 active listings in the ZIP; 99 units permitted in Baker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Baker County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $129k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.14% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $291,182
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 S Blvd W	0.23mi	3/2.0 (-1)	1,937 (-11%)	4mo	$200,000	$103	63
968 Finley Dr	0.60mi	5/3.0 (+1)	2,388 (+10%)	21mo	$320,000	$134	29

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-10,200
• Equity at exit: $19,234

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,131
• Equity at exit: $11,154

Cash invested: $36,120 (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 32063

• Home prices YoY: -32.2%
• Active inventory: 76
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$261 /mo · $3,130/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $167

Break-even live

Break-even rent $1,255

Max offer price $129,000

Occupancy floor 84%

Sensitivity live

Price	-10% $240	-5% $203	+0% $167	+5% $130	+10% $94
Rent	-10% $51	-5% $109	+0% $167	+5% $225	+10% $283
Rate	-1.0pp $232	-0.5pp $200	base $167	+0.5pp $133	+1.0pp $99

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-12
   price $129,000
2. 2026-05-05
   price $135,000
3. 2026-04-13
   price $140,000
4. 2026-04-08
   status Active
5. 2026-04-01
   historical Active Under Contract
6. 2026-02-19
   listed $150,000 Active
7. 1998-06-01
   soldstatus $79,900
8. 1996-01-01
   soldstatus $62,000

ⓘ 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: $3,130 · $261/mo
• Projected year-2 tax: $3,130 · $261/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,588
• − Mortgage interest: −$7,226
• − Property taxes: −$3,130
• − Insurance: −$645
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$3,753
• Taxable income: $19
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $1,996/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: Baker
• NCES district ID: 1200060
• Math proficiency: 53% ▼ -6.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $50,301
• Composite: 43.67/100
• National rank: #2958
• State rank: #28 of 73 in FL

Livability — Macclenny

• Score: 72/100
• State rank: #355
• US rank: #6194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Macclenny, FL
• City population: 14,546
• Population (ZIP): 14,546

Population outlook (Baker County) Hauer SSP2

• Today (2025): 27,607 people
• By 2030: 27,452 · -0.6%
• By 2040: 26,637 · -3.5%
• By 2050: 25,103 · -9.1%
• By 2075: 19,576 · -29.1%
• By 2100: 11,664 · -57.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 9% Hispanic / Latino 5% Asian 1%
• Common ancestry: Iranian 1% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Baker

• 2024 margin: Solid R (+73.1) · D 13.2% · R 86.3%
• 2008→2024 swing: -15.7pp toward R · 2008: -57.4pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+70.2 2016: R+64.8 2012: R+58.6 2008: R+57.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.23%
• Current HPI: 183.4377
• 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

+108.1% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $129,000 realMLS
• 2026-05-05 Price Changed $135,000 realMLS
• 2026-04-13 Price Changed $140,000 realMLS
• 2026-04-08 Relisted — realMLS
• 2026-04-01 Contingent — realMLS
• 2026-02-19 Listed $150,000 realMLS
• 1998-06-01 Sold (Public Records) $79,900 Public Records
• 1996-01-01 Sold (Public Records) $62,000 Public Records

Property tax history

+14.1%/yr

Latest (2025): $3,130 · +8.7% YoY. Source: county tax records.