493 NW Atlantic Rd · Day, FL 32066

$119,000

3 bd · 2.0 ba · 2,343 sqft · SingleFamily public records · 80 Days on market

Built 1958 5.02 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 +27.5/30.0
• DSCR +9.6/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Endless potential on 5 private acres just moments from the river. This two-story home offers a rare opportunity to create your dream retreat in a peaceful rural setting. While the property has experienced storm damage and is in need of repairs, its spacious layout, beautiful land, and prime location make it an ideal investment for those with vision. Surrounded by nature and offering plenty of space to grow a garden or simply unwind. This property is perfect for someone to bring new life to a home with great bones. Full of opportunity and charm! Call for your showing today!

Key facts

• Private acres
• Prime location
• Spacious layout

Tags

• PRIVATE ACRES
• PEACEFUL RURAL SETTING
• SPACIOUS LAYOUT
• PRIME LOCATION

Property features AI

Finance

• Other: Zoning: A-3; Approximately 5.02 acres

Exterior

• Parking: 3-car garage
• Utilities: Private well water
• Home design: Residential property; 2 stories
• Construction: Frame construction; Shingle roof
• Exterior features: Screened patio/porch; Wood fencing; Workshop and shed(s) on the property; Gravel road access

Interior

• Flooring: Carpet, concrete and vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Gas fireplace; Carpet, concrete and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.8% in Day — 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 65/100 on livability (#658 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, employment A; Watch: schools F, amenities F, commute F.
• Lafayette (rural): math 73% / reading 57% proficiency, ranked #6 of 73 in FL (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 78 active listings in the ZIP; 42 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($823 loan paydown + $8k appreciation (6.9% local appreciation)).
• At projected returns (6.9% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.15% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.64%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.77×
• Total profit: $58,854
• Equity at exit: $81,580

10-year hold

• IRR: 23.7%
• Equity multiple: 5.73×
• Total profit: $157,600
• Equity at exit: $154,173

Cash invested: $33,320 (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 32066

• Home prices YoY: 2.3%
• Active inventory: 78
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $285

Break-even live

Break-even rent $1,005

Max offer price $119,000

Occupancy floor 74%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $119,000 Active 80 DOM
2. 2026-06-17
   days on market $119,000 Active 79 DOM
3. 2026-06-16
   days on market $119,000 Active 78 DOM
4. 2026-06-15
   days on market $119,000 Active 77 DOM
5. 2026-06-13
   days on market $119,000 Active 75 DOM
6. 2026-06-12
   days on market $119,000 Active 74 DOM
7. 2026-06-09
   days on market $119,000 Active 71 DOM
8. 2026-06-08
   days on market $119,000 Active 70 DOM
9. 2026-06-07
   days on market $119,000 Active 69 DOM
10. 2026-06-07
    days on market $119,000 Active 68 DOM
11. 2026-06-04
    days on market $119,000 Active 65 DOM
12. 2026-06-02
    days on market $119,000 Active 64 DOM
13. 2026-06-01
    days on market $119,000 Active 63 DOM
14. 2026-05-31
    days on market $119,000 Active 62 DOM
15. 2026-05-31
    days on market $119,000 Active 61 DOM
16. 2026-03-30
    listed $119,000 Active

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$339/yr (+$28/mo · 52.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,386
• − Mortgage interest: −$6,666
• − Property taxes: −$649
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,462
• Taxable income: $1,595
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $3,032/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: Lafayette
• NCES district ID: 1201020
• Math proficiency: 73% ▲ 2.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $42,317
• Composite: 54.57/100
• National rank: #1341
• State rank: #6 of 73 in FL

Livability — Day

• Score: 65/100
• State rank: #658
• US rank: #13272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 104
• Population (ZIP): 6,881

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 8,368 people
• By 2030: 8,360 · -0.1%
• By 2040: 8,367 · +-0.0%
• By 2050: 8,285 · -1.0%
• By 2075: 7,623 · -8.9%
• By 2100: 6,186 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Cuban 2%
• Common ancestry: Iranian 1% Slovak 1% Hispanic 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+76.0) · D 11.7% · R 87.8%
• 2008→2024 swing: -15.4pp toward R · 2008: -60.6pp · 2024: -76.0pp
• All cycles: 2024: R+76.0 2020: R+71.6 2016: R+67.5 2012: R+58.3 2008: R+60.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.89%
• Current HPI: 309.4384
• 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

1 event — show timeline

• 2026-03-30 Listed $119,000 NFMLS

Property tax history

+2.8%/yr

Latest (2025): $649 · +5.9% YoY. Source: county tax records.