5379 US Hwy 19 · Perry, FL 32348

$80,750

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 35 Days on market

Built 1937 1.16 ac lot $60/sqft · 42% below area Est $139k · 42% under

---

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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

With a little TLC, this 1937 vintage 3 BR/2 Bath cottage can be a great homestead or business location. The outbuilding, nestled under Grandaddy Oaks, is a perfect retreat for an office, studio, or entrepreneurial opportunity. Easy highway access and a one-plus-acre lot are prime for any business endeavor. Call for your private showing. All offers must be in writing and accompanied by Proof of Funds.

Key facts

• Outbuilding
• Grandaddy oaks
• Vintage cottage

Tags

• VINTAGE COTTAGE
• OUTBUILDING
• GRANDADDY OAKS
• HIGHWAY ACCESS
• ONE PLUS ACRE LOT

Property features AI

Finance

• Other: Located on US 19 just south of the Beach Rd flashing light; not in a subdivision

Exterior

• Parking: Off-street parking
• Home design: Residential single-family detached home
• Construction: Metal roof
• Exterior features: Covered patio/porch; Level and wooded lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 7 total rooms (bedrooms included in room count)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Refrigerator included; Vinyl flooring; Crawl space foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.6% 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: 149 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 $558 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $81k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $78,327 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.49% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.21%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

• ARV (median comp): $139,275
• List price: $80,750
• Delta: -42.02%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 1.71×
• Total profit: $15,943
• Equity at exit: $12,040

10-year hold

• IRR: 25.9%
• Equity multiple: 3.26×
• Total profit: $51,201
• Equity at exit: $6,982

Cash invested: $22,610 (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: 149
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$423
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $456

Break-even live

Break-even rent $624

Max offer price $80,750

Occupancy floor 57%

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: $20,188
• Closing costs: $2,422
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $80,750 Active 35 DOM
2. 2026-06-17
   days on market $80,750 Active 34 DOM
3. 2026-06-16
   days on market $80,750 Active 33 DOM
4. 2026-06-15
   days on market $80,750 Active 32 DOM
5. 2026-06-13
   days on market $80,750 Active 30 DOM
6. 2026-06-13
   remarks 403-char remark
7. 2026-06-13
   pricedays on market $80,750 Active 29 DOM
8. 2026-06-09
   days on market $85,000 Active 26 DOM
9. 2026-06-08
   days on market $85,000 Active 25 DOM
10. 2026-06-07
    days on market $85,000 Active 24 DOM
11. 2026-06-05
    days on market $85,000 Active 21 DOM
12. 2026-06-03
    days on market $85,000 Active 20 DOM
13. 2026-06-02
    days on market $85,000 Active 19 DOM
14. 2026-06-01
    days on market $85,000 Active 18 DOM
15. 2026-05-31
    days on market $85,000 Active 17 DOM
16. 2026-05-15
    listed $85,000 Active 390-char remark
17. 2006-12-22
    soldstatus $47,000
18. 1992-05-01
    soldstatus $23,927
19. 1989-10-01
    soldstatus $20,000

ⓘ 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: $432 · $36/mo
• Projected year-2 tax: $670 · $56/mo
• Expected delta: +$238/yr (+$20/mo · 55.2%)

ⓘ 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 8/10 Severe
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,418
• − Mortgage interest: −$4,523
• − Property taxes: −$432
• − Insurance: −$404
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$2,349
• Taxable income: $4,403
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $4,416/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

• 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

+303.8% since first listed

5 events — show timeline

• 2026-06-11 Price Changed $80,750 DGLMLS
• 2026-05-15 Listed $85,000 DGLMLS
• 2006-12-22 Sold (Public Records) $47,000 Public Records
• 1992-05-01 Sold (Public Records) $23,927 Public Records
• 1989-10-01 Sold (Public Records) $20,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $432 · +4.3% YoY. Source: county tax records.