16895 Orange St · Blountstown, FL 32424

$43,000

3 bd · 2.0 ba · 1,353 sqft · SingleFamily public records · 6 Days on market

Built 1944 5,184 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * Multiple Offers Received All Highest & Best offers must be submitted before deadline 1:00PM Central Time on 06-09-2026. * * This three-bedroom, two-bathroom block home is sitting on a corner fenced lot in the City of Blountstown, just waiting for someone with vision to bring it back to life. Inside, this home needs a fresh start from top to bottom. Think of it as a blank canvas. Three bedrooms and two bathrooms give you a solid layout to work with, and the block construction means the bones are sturdy. Whether you're a handy homeowner, a flipper, or an investor looking to build rental income, this one checks a lot of boxes at a price point that leaves room in your budget for

Key facts

• Solid layout
• Corner fenced lot
• Block construction

Tags

• CORNER FENCED LOT
• BLOCK CONSTRUCTION
• SOLID LAYOUT
• ACCESSIBLE CHIPOLA COLLEGE
• NEARBY WALMART SUPERCENTER
• SMALL-TOWN FLORIDA LIVING

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Unpaved parking
• Home design: Single-story (mobile home details provided in listing data)
• Construction: Block and wood frame construction; Metal roof
• Exterior features: Chain link fencing; Paved lot access; City street frontage; Publicly maintained road

Interior

• Kitchen: Kitchen (approximately 12 x 8)
• Bedrooms: Bedroom (approximately 10 x 9)
• Bathrooms: 2 full bathrooms
• Interior features: Total of 3 rooms (living room, kitchen, bedroom)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $43k).
• Cap rate 18.5% vs local median 3.1% in Blountstown — 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 67/100 on livability (#562 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: amenities F, commute F, employment F.
• Calhoun (rural): math 52% / reading 55% proficiency, ranked #27 of 73 in FL (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 44 active listings in the ZIP; 30 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($297 loan paydown + $911 appreciation (2.1% local appreciation)).
• Calhoun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,000

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.19% ✓
• Cap rate: 18.53%
• Cash-on-cash: 43.71%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $90,651
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20560 NW Folsom Ave	0.32mi	2/2.0 (-1)	1,383 (+2%)	2mo	$92,500	$67	75
16934 NW 12th St	0.52mi	3/2.0	1,300 (-4%)	10mo	$45,000	$35	61
16979 11th St	0.44mi	3/2.0	1,280 (-5%)	21mo	$183,000	$143	53
19788 SW South St	0.53mi	3/1.0	1,342 (-1%)	22mo	$30,000	$22	52

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

Projected returns pro-forma

2.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.9%
• Equity multiple: 3.59×
• Total profit: $31,161
• Equity at exit: $17,237

10-year hold

• IRR: 48.5%
• Equity multiple: 7.18×
• Total profit: $74,358
• Equity at exit: $25,035

Cash invested: $12,040 (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 32424

• Home prices YoY: 1.2%
• Active inventory: 44
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $940 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $439

Break-even live

Break-even rent $385

Max offer price $43,000

Occupancy floor 48%

Sensitivity live

Price	-10% $463	-5% $451	+0% $439	+5% $426	+10% $414
Rent	-10% $364	-5% $401	+0% $439	+5% $476	+10% $513
Rate	-1.0pp $460	-0.5pp $450	base $439	+0.5pp $427	+1.0pp $416

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-13
   status $43,000 Pending 6 DOM
2. 2026-06-10
   days on market $43,000 Active 6 DOM
3. 2026-06-09
   days on market $43,000 Active 5 DOM
4. 2026-06-08
   days on market $43,000 Active 4 DOM
5. 2026-06-07
   remarks 695-char remark
6. 2026-06-07
   listed $43,000 Active 3 DOM

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $730 · $61/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,284
• − Mortgage interest: −$2,409
• − Property taxes: −$730
• − Insurance: −$215
• − Repairs & maintenance: −$903
• − Management: −$903
• − Depreciation: −$1,251
• Taxable income: $4,874
• Est. tax owed @ 24.0%: −$1,170
• After-tax cash flow: $4,094/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: Calhoun
• NCES district ID: 1200210
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 55% ▼ -7.00%
• Median HH income: $33,844
• Composite: 44.14/100
• National rank: #2863
• State rank: #27 of 73 in FL

Livability — Blountstown

• Score: 67/100
• State rank: #562
• US rank: #10782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blountstown, FL
• Population (ZIP): 7,430

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 13,969 people
• By 2030: 13,584 · -2.8%
• By 2040: 12,853 · -8.0%
• By 2050: 12,006 · -14.1%
• By 2075: 9,504 · -32.0%
• By 2100: 6,541 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+67.6) · D 15.9% · R 83.5%
• 2008→2024 swing: -27.2pp toward R · 2008: -40.4pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+62.3 2016: R+56.2 2012: R+43.9 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.12%
• Current HPI: 182.1718
• 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

• 2026-06-01 Listed $43,000 CPARMLS

Property tax history

+46.5%/yr

Latest (2025): $730 · +2325.3% YoY. Source: county tax records.