1302 S Center St · Perry, FL 32348

$75,300

3 bd · 1.0 ba · 832 sqft · SingleFamily public records · 110 Days on market

Built 1950 0.53 ac lot $91/sqft · 9% below area Est $83k · 9% under

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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 +29.8/30.0
• ARV discount +11.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Corner Property in Downtown Perry – 0.53 Acres (4 City Lots) CASH OR RENOVATION LOAN ONLY! Manufactured Homes are allowed. Opportunity is knocking in the heart of Perry! This 0.53-acre property consists of four city lots with paved road frontage on three sides, offering exceptional access and flexibility for future plans. Situated on the corner of Center Street and Quail Street, the front half of the property features a block 3-bedroom, 1-bath home that sustained damage during Hurricane Idalia and is currently unlivable. Also on the front lot is a solid block shed with two separate sections—one side equipped with a large double garage door and the other with a standard entry door. The front portion is partially fenced and connected to city utilities. The back two lots, located on the corner of Quail Street and Sparrow Street, are cleared of structures and fencing, with paved road frontage and no current utilities in place—offering a blank canvas for redevelopment, expansion, or investment potential. Mature shade trees remain, reminding visitors of what was once a beautiful homestead filled with gardens and flowers. Whether you’re looking to renovate, rebuild, divide, or develop, this oversized in-town parcel provides rare flexibility. Conveniently located in Downtown Perry: • Just 1 mile to Walmart • 2 miles to the Taylor County Courthouse • Close to walking and biking areas With corner frontage on multiple paved streets and city utilities already in place on the front parcel, this property presents a unique opportunity for investors, builders, or visionaries ready to restore its charm. NOTE: Owner currently lives in camper on the property and camper is NOT included in the price.

Key facts

• City utilities
• Paved road frontage
• Four city lots

Tags

• CORNER PROPERTY
• FOUR CITY LOTS
• PAVED ROAD FRONTAGE
• BLOCK SHED
• CITY UTILITIES
• CLEARED OF STRUCTURES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $69k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.8% in Perry — 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 70/100 on livability (#420 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Taylor (rural): math 44% / reading 42% proficiency, ranked #59 of 73 in FL (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 150 active listings in the ZIP; 48 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $521 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Taylor County population projected at -14% 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $68,523 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 D-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: 1.34% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.69%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $82,718
• List price: $75,300
• Delta: -8.97%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 S Hinley St	0.64mi	2/1.0 (-1)	725 (-13%)	0mo	$100,000	$138	43

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $5,371
• Equity at exit: $11,227

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $27,348
• Equity at exit: $6,511

Cash invested: $21,084 (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 32348

• Home prices YoY: -15.3%
• Active inventory: 150
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$395
• Tax est. 1.5%: −$94 /mo · $1,130/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $276

Break-even live

Break-even rent $659

Max offer price $75,300

Occupancy floor 68%

Sensitivity live

Price	-10% $328	-5% $302	+0% $276	+5% $250	+10% $224
Rent	-10% $196	-5% $236	+0% $276	+5% $315	+10% $355
Rate	-1.0pp $314	-0.5pp $295	base $276	+0.5pp $256	+1.0pp $236

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: $18,825
• Closing costs: $2,259
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $75,300 Active 110 DOM
2. 2026-06-18
   days on market $75,300 Active 107 DOM
3. 2026-06-17
   days on market $75,300 Active 106 DOM
4. 2026-06-16
   days on market $75,300 Active 105 DOM
5. 2026-06-15
   days on market $75,300 Active 104 DOM
6. 2026-06-13
   days on market $75,300 Active 102 DOM
7. 2026-06-13
   days on market $75,300 Active 101 DOM
8. 2026-06-09
   days on market $75,300 Active 98 DOM
9. 2026-06-08
   days on market $75,300 Active 97 DOM
10. 2026-06-07
    days on market $75,300 Active 96 DOM
11. 2026-06-05
    days on market $75,300 Active 93 DOM
12. 2026-06-03
    days on market $75,300 Active 92 DOM
13. 2026-06-02
    days on market $75,300 Active 91 DOM
14. 2026-06-01
    days on market $75,300 Active 90 DOM
15. 2026-05-31
    days on market $75,300 Active 89 DOM
16. 2026-04-20
    price $75,300 1755-char remark

    Show marketing remark (1755 chars)

    Prime Corner Property in Downtown Perry – 0.53 Acres (4 City Lots) CASH OR RENOVATION LOAN ONLY! Manufactured Homes are allowed. Opportunity is knocking in the heart of Perry! This 0.53-acre property consists of four city lots with paved road frontage on three sides, offering exceptional access and flexibility for future plans. Situated on the corner of Center Street and Quail Street, the front half of the property features a block 3-bedroom, 1-bath home that sustained damage during Hurricane Idalia and is currently unlivable. Also on the front lot is a solid block shed with two separate sections—one side equipped with a large double garage door and the other with a standard entry door. The front portion is partially fenced and connected to city utilities. The back two lots, located on the corner of Quail Street and Sparrow Street, are cleared of structures and fencing, with paved road frontage and no current utilities in place—offering a blank canvas for redevelopment, expansion, or investment potential. Mature shade trees remain, reminding visitors of what was once a beautiful homestead filled with gardens and flowers. Whether you’re looking to renovate, rebuild, divide, or develop, this oversized in-town parcel provides rare flexibility. Conveniently located in Downtown Perry: • Just 1 mile to Walmart • 2 miles to the Taylor County Courthouse • Close to walking and biking areas With corner frontage on multiple paved streets and city utilities already in place on the front parcel, this property presents a unique opportunity for investors, builders, or visionaries ready to restore its charm. NOTE: Owner currently lives in camper on the property and camper is NOT included in the price.

17. 2026-03-03
    listed $75,555 Active 1755-char remark

    Show marketing remark (1755 chars)

    Prime Corner Property in Downtown Perry – 0.53 Acres (4 City Lots) CASH OR RENOVATION LOAN ONLY! Manufactured Homes are allowed. Opportunity is knocking in the heart of Perry! This 0.53-acre property consists of four city lots with paved road frontage on three sides, offering exceptional access and flexibility for future plans. Situated on the corner of Center Street and Quail Street, the front half of the property features a block 3-bedroom, 1-bath home that sustained damage during Hurricane Idalia and is currently unlivable. Also on the front lot is a solid block shed with two separate sections—one side equipped with a large double garage door and the other with a standard entry door. The front portion is partially fenced and connected to city utilities. The back two lots, located on the corner of Quail Street and Sparrow Street, are cleared of structures and fencing, with paved road frontage and no current utilities in place—offering a blank canvas for redevelopment, expansion, or investment potential. Mature shade trees remain, reminding visitors of what was once a beautiful homestead filled with gardens and flowers. Whether you’re looking to renovate, rebuild, divide, or develop, this oversized in-town parcel provides rare flexibility. Conveniently located in Downtown Perry: • Just 1 mile to Walmart • 2 miles to the Taylor County Courthouse • Close to walking and biking areas With corner frontage on multiple paved streets and city utilities already in place on the front parcel, this property presents a unique opportunity for investors, builders, or visionaries ready to restore its charm. NOTE: Owner currently lives in camper on the property and camper is NOT included in the price.

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,092
• − Mortgage interest: −$4,218
• − Property taxes: −$1,130
• − Insurance: −$376
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$2,191
• Taxable income: $2,243
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $2,770/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: Taylor
• NCES district ID: 1201860
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $36,539
• Composite: 35.71/100
• National rank: #4862
• State rank: #59 of 73 in FL

Livability — Perry

• Score: 70/100
• State rank: #420
• US rank: #7497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perry, FL
• Population (ZIP): 12,498

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 21,562 people
• By 2030: 20,985 · -2.7%
• By 2040: 19,823 · -8.1%
• By 2050: 18,628 · -13.6%
• By 2075: 15,609 · -27.6%
• By 2100: 11,338 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 30% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+59.6) · D 19.9% · R 79.6%
• 2008→2024 swing: -20.6pp toward R · 2008: -39.0pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+53.8 2016: R+51.5 2012: R+38.3 2008: R+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.85%
• Current HPI: 159.8178
• 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

-0.3% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $75,300 CATRS
• 2026-03-03 Listed $75,555 CATRS

Property tax history

+14.0%/yr

Latest (2025): $89 · +21.8% YoY. Source: county tax records.