1335 S Main St · Chattahoochee, FL 32324

$140,000

3 bd · 1.0 ba · 2,150 sqft · SingleFamily public records · 95 Days on market

Built 1910 0.48 ac lot $65/sqft · 22% below area Est $180k · 22% under

---

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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Appreciation +4.6/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into timeless character with this beautiful historic home built in 1910. Chattahoochee. Offering 2,150 heated square feet, this spacious residence blends classic charm with generous living space. This home features 4 bedrooms and 2.5 bathrooms, including a private master suite that occupies the entire top floor, creating a peaceful retreat with plenty of room to relax. The home's historic architecture adds unique character you simply can’t find in newer construction. With multiple bedrooms and flexible living areas, the property provides plenty of space for family living, guests, or even a home office. Home is in need of repairs and is being sold "as is".

Key facts

• Private master suite
• 0.48 acre lot
• Parking

Tags

• PRIVATE MASTER SUITE
• HISTORIC ARCHITECTURE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (12.3% below list).
• Recommended offer: $123k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.9% in Chattahoochee — 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 71/100 on livability (#401 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: employment D, schools F, amenities 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: 25 active listings in the ZIP; 107 units permitted in Gadsden County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $968 of loan paydown is wiped out by about $1k 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.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $140k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,776 (12.3% below list)

Questions for the listing agent

1. It's been on market 95 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 1910 — 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 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?
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: 0.88% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $180,193
• List price: $140,000
• Delta: -22.31%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-331
• Equity at exit: $35,625

10-year hold

• IRR: 6.1%
• Equity multiple: 1.60×
• Total profit: $23,670
• Equity at exit: $38,992

Cash invested: $39,200 (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 32324

• Home prices YoY: -0.6%
• Active inventory: 25
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $134

Break-even live

Break-even rent $1,058

Max offer price $140,000

Occupancy floor 84%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   pricedays on market $140,000 Active 95 DOM
2. 2026-06-17
   days on market $150,000 Active 94 DOM
3. 2026-06-16
   days on market $150,000 Active 93 DOM
4. 2026-06-15
   days on market $150,000 Active 92 DOM
5. 2026-06-14
   days on market $150,000 Active 90 DOM
6. 2026-06-13
   days on market $150,000 Active 89 DOM
7. 2026-06-10
   days on market $150,000 Active 87 DOM
8. 2026-06-09
   days on market $150,000 Active 86 DOM
9. 2026-06-08
   days on market $150,000 Active 85 DOM
10. 2026-06-07
    days on market $150,000 Active 84 DOM
11. 2026-06-05
    days on market $150,000 Active 81 DOM
12. 2026-06-03
    days on market $150,000 Active 80 DOM
13. 2026-06-02
    days on market $150,000 Active 79 DOM
14. 2026-06-01
    days on market $150,000 Active 78 DOM
15. 2026-05-31
    days on market $150,000 Active 77 DOM
16. 2026-05-30
    days on market $150,000 Active 76 DOM
17. 2026-03-15
    listed $150,000 Active 704-char remark

    Show marketing remark (704 chars)

    Step into timeless character with this beautiful historic home built in 1910. Chattahoochee. Offering 2,150 heated square feet, this spacious residence blends classic charm with generous living space. This home features 4 bedrooms and 2.5 bathrooms, including a private master suite that occupies the entire top floor, creating a peaceful retreat with plenty of room to relax. The home's historic architecture adds unique character you simply can’t find in newer construction. With multiple bedrooms and flexible living areas, the property provides plenty of space for family living, guests, or even a home office. Home is in need of repairs and is being sold "as is".

18. 2021-12-09
    historical
19. 2020-06-02
    soldstatus $84,500
20. 2020-05-29
    soldstatus $84,000
21. 2020-02-23
    listed $92,500
22. 2019-11-06
    historical
23. 2019-10-29
    historical
24. 2019-09-26
    listed $35,000
25. 2019-09-23
    listed $35,000
26. 2016-05-13
    listed $159,000
27. 2005-08-29
    soldstatus $133,000

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: +$644/yr (+$54/mo · 124.4%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,733
• − Mortgage interest: −$7,842
• − Property taxes: −$518
• − Insurance: −$700
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$4,073
• Taxable loss: −$757
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,793/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 — Chattahoochee

• Score: 71/100
• State rank: #401
• US rank: #7120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chattahoochee, FL
• Population (ZIP): 4,719

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 0.57)
• Race & ethnicity: Black 54% White 36% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Serbian 1% Hispanic 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% French/Haitian/Cajun 0%

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: ▼ -0.73%
• Current HPI: 128.6244
• 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

+12.8% since first listed

11 events — show timeline

• 2026-03-15 Listed $150,000 CATRS
• 2021-12-09 Listing Removed — CPARMLS
• 2020-06-02 Sold (Public Records) $84,500 Public Records
• 2020-05-29 Sold (MLS) $84,000 CATRS
• 2020-02-23 Listed $92,500 CATRS
• 2019-11-06 Listing Removed — CATRS
• 2019-10-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-09-26 Listed $35,000 CATRS
• 2019-09-23 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-13 Listed $159,000 CPARMLS
• 2005-08-29 Sold (Public Records) $133,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $518 · +0.8% YoY. Source: county tax records.