516 Thomas St · Quincy, FL 32351

$78,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 206 Days on market

Built 1967 6,534 sqft lot $54/sqft · 42% below area Est $134k · 42% under ↓ 36% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath concrete block home features large bedrooms, a spacious family room, and indoor laundry. Enjoy the outdoors on the large deck and fenced yard, perfect for pets and privacy. A great home for comfortable living and entertaining!

Key facts

• Large deck
• Fenced yard
• Indoor laundry

Tags

• LARGE DECK
• FENCED YARD
• SPACIOUS FAMILY ROOM
• INDOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 3.9% in Quincy — 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 66/100 on livability (#588 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety B+; Watch: amenities F, commute F, employment F.
• Gadsden (rural): math 31% / reading 31% proficiency, ranked #70 of 73 in FL (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 117 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 107 units permitted in Gadsden County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gadsden County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 16.41%
• Cash-on-cash: 36.12%
• DSCR: 2.61
• GRM: 4.5

CMA / ARV

• ARV (median comp): $134,232
• List price: $78,000
• Delta: -41.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
447 S Shelfer St	0.29mi	3/2.0	1,360 (-6%)	3mo	$230,000	$169	70
1224 Stevens St	0.28mi	3/2.0	1,528 (+6%)	4mo	$238,000	$156	70
518 Thomas St	0.01mi	3/2.5	1,327 (-8%)	17mo	$245,000	$185	66
1634 Stevens St	0.02mi	4/2.5 (+1)	1,588 (+10%)	18mo	$255,000	$161	56
1520 Hardin St	0.16mi	3/1.0	1,260 (-12%)	20mo	$114,500	$91	55
1310 Osceola St	0.59mi	3/2.0	1,292 (-10%)	3mo	$255,000	$197	49
1127 W Washington St	0.69mi	3/2.0	1,367 (-5%)	12mo	$259,000	$189	45
16 N Virginia St	0.64mi	3/2.0	1,470 (+2%)	21mo	$275,000	$187	45
2034 W Jefferson St	0.63mi	3/2.0	1,470 (+2%)	24mo	$285,000	$194	43
128 N Pittman St	0.64mi	3/2.0	1,322 (-8%)	23mo	$262,500	$199	33

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: 31.8%
• Equity multiple: 2.34×
• Total profit: $29,216
• Equity at exit: $11,630

10-year hold

• IRR: 38.9%
• Equity multiple: 4.63×
• Total profit: $79,309
• Equity at exit: $6,744

Cash invested: $21,840 (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 32351

• Home prices YoY: -24.6%
• Active inventory: 117
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $657

Break-even live

Break-even rent $618

Max offer price $78,000

Occupancy floor 50%

Sensitivity live

Price	-10% $701	-5% $679	+0% $657	+5% $635	+10% $613
Rent	-10% $543	-5% $600	+0% $657	+5% $715	+10% $772
Rate	-1.0pp $697	-0.5pp $677	base $657	+0.5pp $637	+1.0pp $617

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 S Jackson St Quincy, FL	3.0	2.0	1068	$1,450	$1.36	15d	1	1.10mi

Listing history 15 events

1. 2026-06-05
   days on market $78,000 Active 206 DOM
2. 2026-06-03
   days on market $78,000 Active 205 DOM
3. 2026-06-02
   days on market $78,000 Active 204 DOM
4. 2026-06-01
   days on market $78,000 Active 203 DOM
5. 2026-05-31
   days on market $78,000 Active 202 DOM
6. 2026-05-30
   days on market $78,000 Active 201 DOM
7. 2026-05-06
   price $78,000 249-char remark

   Show marketing remark (249 chars)

   This 3-bedroom, 2-bath concrete block home features large bedrooms, a spacious family room, and indoor laundry. Enjoy the outdoors on the large deck and fenced yard, perfect for pets and privacy. A great home for comfortable living and entertaining!

8. 2026-04-28
   status Active 249-char remark

   Show marketing remark (249 chars)

   This 3-bedroom, 2-bath concrete block home features large bedrooms, a spacious family room, and indoor laundry. Enjoy the outdoors on the large deck and fenced yard, perfect for pets and privacy. A great home for comfortable living and entertaining!

9. 2026-04-28
   price $90,000 249-char remark

   Show marketing remark (249 chars)

   This 3-bedroom, 2-bath concrete block home features large bedrooms, a spacious family room, and indoor laundry. Enjoy the outdoors on the large deck and fenced yard, perfect for pets and privacy. A great home for comfortable living and entertaining!

10. 2026-03-23
    historical Active Under Contract 249-char remark

    Show marketing remark (249 chars)

    This 3-bedroom, 2-bath concrete block home features large bedrooms, a spacious family room, and indoor laundry. Enjoy the outdoors on the large deck and fenced yard, perfect for pets and privacy. A great home for comfortable living and entertaining!

11. 2025-11-10
    listed $100,000 Active 249-char remark

    Show marketing remark (249 chars)

    This 3-bedroom, 2-bath concrete block home features large bedrooms, a spacious family room, and indoor laundry. Enjoy the outdoors on the large deck and fenced yard, perfect for pets and privacy. A great home for comfortable living and entertaining!

12. 2025-07-22
    historical
13. 2025-05-06
    price $120,000
14. 2025-02-07
    price $125,000
15. 2025-02-07
    listed $122,000 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: $560 · $47/mo
• Projected year-2 tax: $647 · $54/mo
• Expected delta: +$88/yr (+$7/mo · 15.6%)

ⓘ 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 4/10 Moderate
• 🌡 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$4,369
• − Property taxes: −$560
• − Insurance: −$390
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,269
• Taxable income: $7,028
• Est. tax owed @ 24.0%: −$1,687
• After-tax cash flow: $6,201/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: Gadsden
• NCES district ID: 1200600
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $36,470
• Composite: 25.75/100
• National rank: #7373
• State rank: #70 of 73 in FL

Livability — Quincy

• Score: 66/100
• State rank: #588
• US rank: #11260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quincy, FL
• Population (ZIP): 16,808

Population outlook (Gadsden County) Hauer SSP2

• Today (2025): 42,956 people
• By 2030: 40,878 · -4.8%
• By 2040: 36,218 · -15.7%
• By 2050: 31,502 · -26.7%
• By 2075: 21,828 · -49.2%
• By 2100: 14,480 · -66.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 54% White 27% Hispanic / Latino 17% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Gadsden

• 2024 margin: Solid D (+30.7) · D 65.0% · R 34.3%
• 2008→2024 swing: -8.3pp toward R · 2008: 39.0pp · 2024: 30.7pp
• All cycles: 2024: D+30.7 2020: D+36.6 2016: D+37.5 2012: D+40.6 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.50%
• Current HPI: 161.1446
• 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

-36.1% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $78,000 CATRS
• 2026-04-28 Relisted — CATRS
• 2026-04-28 Price Changed $90,000 CATRS
• 2026-03-23 Contingent — CATRS
• 2025-11-10 Listed $100,000 CATRS
• 2025-07-22 Listing Removed — CATRS
• 2025-05-06 Price Changed $120,000 CATRS
• 2025-02-07 Price Changed $125,000 CATRS
• 2025-02-07 Listed $122,000 CATRS

Property tax history

+2.1%/yr

Latest (2025): $560 · +1.1% YoY. Source: county tax records.