303 S 10th St · Quincy, FL 32351

$75,000

3 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 131 Days on market

Built 1940 $52/sqft · 49% below area Est $148k · 49% 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 +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

Nice house great place to raise a family bi yard close to stores grocery hospital city center for more info or appointment call 305-305-8989

Key facts

• Grocery
• Hospital
• Close to stores

Tags

• CLOSE TO STORES
• GROCERY
• HOSPITAL
• CITY CENTER

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 $611 ($7k/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: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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 $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 1940 — 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: 1.93% ✓
• Cap rate: 16.07%
• Cash-on-cash: 34.90%
• DSCR: 2.55
• GRM: 4.3

CMA / ARV

• ARV (median comp): $147,666
• List price: $75,000
• Delta: -49.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 W King St	0.40mi	2/1.5 (-1)	1,385 (-3%)	4mo	$195,000	$141	66
1127 W Washington St	0.34mi	3/2.0	1,367 (-4%)	12mo	$259,000	$189	62
1224 Stevens St	0.48mi	3/2.0	1,528 (+7%)	3mo	$238,000	$156	60
1209 W King St	0.49mi	3/1.5	1,257 (-12%)	11mo	$110,000	$88	45
601 S Key St	0.40mi	4/2.0 (+1)	1,580 (+10%)	14mo	$50,000	$32	44
518 N Stewart St	0.73mi	3/2.0	1,550 (+8%)	16mo	$295,000	$190	35
518 Thomas St	0.71mi	3/2.5	1,327 (-7%)	17mo	$245,000	$185	35
602 N Stewart St	0.75mi	3/2.0	1,550 (+8%)	16mo	$299,900	$193	34
339 N 9th St	0.51mi	3/2.0	1,630 (+14%)	19mo	$229,900	$141	34
1520 Hardin St	0.70mi	3/1.0	1,260 (-12%)	20mo	$114,500	$91	31
814 Hillcrest Ave	0.75mi	2/1.0 (-1)	1,244 (-13%)	12mo	$200,000	$161	28
1634 Stevens St	0.71mi	4/2.5 (+1)	1,588 (+11%)	18mo	$255,000	$161	22

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: 30.4%
• Equity multiple: 2.28×
• Total profit: $26,780
• Equity at exit: $11,183

10-year hold

• IRR: 37.7%
• Equity multiple: 4.50×
• Total profit: $73,541
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $611

Break-even live

Break-even rent $677

Max offer price $75,000

Occupancy floor 53%

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: $18,750
• Closing costs: $2,250
• 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	13d	1	0.45mi

Listing history 30 events

1. 2026-06-18
   days on market $75,000 Active 131 DOM
2. 2026-06-17
   days on market $75,000 Active 130 DOM
3. 2026-06-16
   days on market $75,000 Active 129 DOM
4. 2026-06-15
   days on market $75,000 Active 128 DOM
5. 2026-06-14
   days on market $75,000 Active 126 DOM
6. 2026-06-13
   days on market $75,000 Active 125 DOM
7. 2026-06-10
   days on market $75,000 Active 123 DOM
8. 2026-06-09
   days on market $75,000 Active 122 DOM
9. 2026-06-08
   days on market $75,000 Active 121 DOM
10. 2026-06-07
    days on market $75,000 Active 120 DOM
11. 2026-06-05
    days on market $75,000 Active 117 DOM
12. 2026-06-03
    days on market $75,000 Active 116 DOM
13. 2026-06-02
    days on market $75,000 Active 115 DOM
14. 2026-06-01
    days on market $75,000 Active 114 DOM
15. 2026-05-31
    days on market $75,000 Active 113 DOM
16. 2026-05-30
    days on market $75,000 Active 112 DOM
17. 2026-02-07
    listed $75,000 Active 145-char remark

    Show marketing remark (145 chars)

    Nice house great place to raise a family bi yard close to stores grocery hospital city center for more info or appointment call 305-305-8989

18. 2025-07-25
    historical
19. 2025-07-24
    price $79,900
20. 2025-07-16
    price $89,900
21. 2025-07-07
    price $95,900
22. 2025-07-03
    price $99,900
23. 2025-07-01
    price $109,900
24. 2025-06-26
    listed $114,900 Active
25. 2023-11-02
    soldstatus $69,000
26. 2023-09-26
    soldstatus $69,000 Closed
27. 2023-09-12
    historical Active Under Contract
28. 2023-09-07
    listed $74,000 Active
29. 2001-10-19
    soldstatus $18,500
30. 2001-08-28
    soldstatus $17,000

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $1,322 · $110/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: −$4,201
• − Property taxes: −$1,322
• − Insurance: −$375
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,182
• Taxable income: $6,536
• Est. tax owed @ 24.0%: −$1,569
• After-tax cash flow: $5,761/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

+341.2% since first listed

14 events — show timeline

• 2026-02-07 Listed $75,000 ECAR
• 2025-07-25 Listing Removed — CATRS
• 2025-07-24 Price Changed $79,900 CATRS
• 2025-07-16 Price Changed $89,900 CATRS
• 2025-07-07 Price Changed $95,900 CATRS
• 2025-07-03 Price Changed $99,900 CATRS
• 2025-07-01 Price Changed $109,900 CATRS
• 2025-06-26 Listed $114,900 CATRS
• 2023-11-02 Sold (Public Records) $69,000 Public Records
• 2023-09-26 Sold (MLS) $69,000 CATRS
• 2023-09-12 Contingent — CATRS
• 2023-09-07 Listed $74,000 CATRS
• 2001-10-19 Sold (Public Records) $18,500 Public Records
• 2001-08-28 Sold (Public Records) $17,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,322 · +91.6% YoY. Source: county tax records.