18585 N Highway 441 · McIntosh, FL 32686

$599,000

None bd · 5.0 ba · 11,033 sqft · MultiFamily · 2347 Days on market

Built 1957 Poor condition 6.25 ac lot ↓ 40% since listing

---

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
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

DON'T MISS THIS!! What a unique property. 6.25 +/- Acres on Highway 441. High Visibility and Very Easy Access. 7 individual units (5 duplexes and 2 single units). Former motel. Commercial space on Northwest corner of property is currently occupied. Incredible Potential. Owner willing to subdivide property. Too many other details to list.

Key facts

• 6.25 acre lot
• Built 1957
• Listed 2347 days

What this means for you Summary

Snapshot

• This is a ?-bed/5.0-bath multifamily listed at $599k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $6k ($76k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $599k).
• Recommended offer: $527k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#632 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Marion (rural): math 42% / reading 43% proficiency, ranked #61 of 73 in FL (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 94 active listings in the ZIP; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $168k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 2347 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $51k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $527,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 2347 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.22% ✓
• Cap rate: 19.05%
• Cash-on-cash: 45.56%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 42.7%
• Equity multiple: 2.84×
• Total profit: $308,683
• Equity at exit: $89,313

10-year hold

• IRR: 48.8%
• Equity multiple: 5.72×
• Total profit: $791,816
• Equity at exit: $51,791

Cash invested: $167,720 (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 32686

• Home prices YoY: -9.1%
• Active inventory: 94
• Price-to-rent: 26.3×

Monthly cashflow live

• Estimated rent: $13,300 medium
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,793
• Net cashflow: $6,367

Break-even live

Break-even rent $5,240

Max offer price $599,000

Occupancy floor 47%

7-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 7× units	2	1	$13,300
Total (7 units)			$13,300

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $599,000 Active 2347 DOM
2. 2026-06-17
   days on market $599,000 Active 2346 DOM
3. 2026-06-16
   days on market $599,000 Active 2345 DOM
4. 2026-06-15
   days on market $599,000 Active 2344 DOM
5. 2026-06-14
   days on market $599,000 Active 2342 DOM
6. 2026-06-13
   days on market $599,000 Active 2341 DOM
7. 2026-06-10
   days on market $599,000 Active 2339 DOM
8. 2026-06-09
   days on market $599,000 Active 2338 DOM
9. 2026-06-08
   days on market $599,000 Active 2337 DOM
10. 2026-06-07
    days on market $599,000 Active 2336 DOM
11. 2026-06-03
    days on market $599,000 Active 2332 DOM
12. 2026-06-02
    days on market $599,000 Active 2331 DOM
13. 2026-05-31
    days on market $599,000 Active 2329 DOM
14. 2026-05-30
    days on market $599,000 Active 2328 DOM
15. 2025-09-02
    price $599,000 341-char remark

    Show marketing remark (341 chars)

    DON'T MISS THIS!! What a unique property. 6.25 +/- Acres on Highway 441. High Visibility and Very Easy Access. 7 individual units (5 duplexes and 2 single units). Former motel. Commercial space on Northwest corner of property is currently occupied. Incredible Potential. Owner willing to subdivide property. Too many other details to list.

16. 2024-01-08
    status Active 341-char remark

    Show marketing remark (341 chars)

    DON'T MISS THIS!! What a unique property. 6.25 +/- Acres on Highway 441. High Visibility and Very Easy Access. 7 individual units (5 duplexes and 2 single units). Former motel. Commercial space on Northwest corner of property is currently occupied. Incredible Potential. Owner willing to subdivide property. Too many other details to list.

17. 2024-01-04
    historical 341-char remark

    Show marketing remark (341 chars)

    DON'T MISS THIS!! What a unique property. 6.25 +/- Acres on Highway 441. High Visibility and Very Easy Access. 7 individual units (5 duplexes and 2 single units). Former motel. Commercial space on Northwest corner of property is currently occupied. Incredible Potential. Owner willing to subdivide property. Too many other details to list.

18. 2020-01-10
    listed $650,000 Active 341-char remark

    Show marketing remark (341 chars)

    DON'T MISS THIS!! What a unique property. 6.25 +/- Acres on Highway 441. High Visibility and Very Easy Access. 7 individual units (5 duplexes and 2 single units). Former motel. Commercial space on Northwest corner of property is currently occupied. Incredible Potential. Owner willing to subdivide property. Too many other details to list.

19. 2017-05-14
    historical
20. 2014-05-14
    listed $695,000
21. 2007-01-18
    historical
22. 2005-01-18
    listed $995,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $159,600
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$2,995
• − Repairs & maintenance: −$12,768
• − Management: −$12,768
• − Depreciation: −$17,425
• Taxable income: $71,105
• Est. tax owed @ 24.0%: −$17,065
• After-tax cash flow: $59,344/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This multi-family property on Highway 441 is in poor condition with significant repairs and landscaping needed. Improvements to the fencing and landscaping will greatly enhance its value.

Repairs flagged

• Major fencing — The fencing is damaged and leaning, indicating a major repair is needed.
• Major landscaping — The grass is overgrown and there is no visible landscaping, indicating a major landscaping project is needed.

Value-add opportunities

• Both fencing repair — Repairing the damaged fencing will improve the property's appearance and safety, enhancing both resale and rental value.
• Both landscaping — A well-maintained landscape will improve the property's curb appeal and attract potential buyers or renters, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
fencing · The fencing is damaged and leaning, indicating a major repair is needed.	Major	$15,000–50,000
landscaping · The grass is overgrown and there is no visible landscaping, indicating a major landscaping project is needed.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both fencing repair — Repairing the damaged fencing will improve the property's appearance and safety, enhancing both resale and rental value. ↑
• Both landscaping — A well-maintained landscape will improve the property's curb appeal and attract potential buyers or renters, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Marion
• NCES district ID: 1201260
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $40,015
• Composite: 35.61/100
• National rank: #4890
• State rank: #61 of 73 in FL

Livability — McIntosh

• Score: 65/100
• State rank: #632
• US rank: #12401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 408
• Population (ZIP): 5,531

Population outlook (Marion County) Hauer SSP2

• Today (2025): 365,905 people
• By 2030: 376,768 · +3.0%
• By 2040: 396,555 · +8.4%
• By 2050: 412,723 · +12.8%
• By 2075: 446,090 · +21.9%
• By 2100: 436,193 · +19.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Black 29% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Italian 2% Iranian 2% Slovak 1%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 92% English-only · Spanish 7% German/W. Germanic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.6) · D 33.8% · R 65.5%
• 2008→2024 swing: -20.0pp toward R · 2008: -11.6pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+25.9 2016: R+26.2 2012: R+16.2 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.99%
• Current HPI: 269.4566
• 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

-39.8% since first listed

8 events — show timeline

• 2025-09-02 Price Changed $599,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-01-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-01-10 Listed $650,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-14 Listed $695,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-01-18 Listed $995,000 Stellar MLS as Distributed by MLS Grid