13449 NE Jacksonville Rd · Reddick, FL 32113

$125,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 43 Days on market

Built 1967 0.48 ac lot $118/sqft · 37% below area Est $199k · 37% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

An affordable opportunity awaits block home on just under a half-acre in Citra. This 3-bedroom, 1-bathroom home features a newer roof and newer central air system. This home is ideal for a first-time homebuyer or an investor looking for a property with significant potential. With some cosmetic upgrades, this property can be transformed into a true standout. The layout provides a solid foundation, and the surrounding neighborhood supports both long-term value and rental demand making it an excellent opportunity for buyers looking to add value and build equity. This property is being sold in its current condition, however, for buyers looking to maximize their investment from day one, the Sell

Key facts

• Newer roof
• 0.48 acre lot
• Built 1967

Tags

• NEWER ROOF
• NEWER CENTRAL AIR SYSTEM
• FULL BATHROOM RENOVATION

Property features AI

Finance

• Other: Approximately 0.48 acre lot (1/4 to less than 1/2 acre)
• Financial info: Homesteaded; No CDD; No lease restrictions
• HOA & community: No association

Exterior

• Parking: Paved road access
• Utilities: Well water; Septic tank; Electricity connected; Water connected
• Home design: Single family residence; One story; Faces east
• Construction: Block construction; Metal roof; Block and crawlspace foundation; Built on one level
• Exterior features: Other exterior features

Interior

• Kitchen: Convection oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry: other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 1.9% in Reddick — 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 58/100 on livability (#845 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools D-, amenities F.
• Marion (rural): math 42% / reading 43% proficiency, ranked #61 of 73 in FL (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 143 active listings in the ZIP; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $125k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1967 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.14% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $199,275
• List price: $125,000
• Delta: -37.27%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,970
• Equity at exit: $18,638

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $19,717
• Equity at exit: $10,808

Cash invested: $35,000 (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 32113

• Home prices YoY: -5.5%
• Active inventory: 143
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$147 /mo · $1,769/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $271

Break-even live

Break-even rent $1,082

Max offer price $125,000

Occupancy floor 76%

Sensitivity live

Price	-10% $342	-5% $307	+0% $271	+5% $236	+10% $200
Rent	-10% $159	-5% $215	+0% $271	+5% $327	+10% $384
Rate	-1.0pp $334	-0.5pp $303	base $271	+0.5pp $239	+1.0pp $206

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $125,000 Active 43 DOM
2. 2026-06-18
   days on market $125,000 Active 40 DOM
3. 2026-06-17
   days on market $125,000 Active 39 DOM
4. 2026-06-16
   days on market $125,000 Active 38 DOM
5. 2026-06-15
   days on market $125,000 Active 37 DOM
6. 2026-06-14
   days on market $125,000 Active 35 DOM
7. 2026-06-13
   days on market $125,000 Active 34 DOM
8. 2026-06-10
   days on market $125,000 Active 32 DOM
9. 2026-06-09
   days on market $125,000 Active 31 DOM
10. 2026-06-08
    days on market $125,000 Active 30 DOM
11. 2026-06-07
    days on market $125,000 Active 29 DOM
12. 2026-06-03
    days on market $125,000 Active 25 DOM
13. 2026-06-02
    days on market $125,000 Active 24 DOM
14. 2026-06-01
    days on market $125,000 Active 23 DOM
15. 2026-05-31
    days on market $125,000 Active 22 DOM
16. 2026-05-30
    days on market $125,000 Active 21 DOM
17. 2026-05-09
    listed $125,000 Active 833-char remark
18. 1992-04-01
    soldstatus $40,000

ⓘ 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: $1,769 · $147/mo
• Projected year-2 tax: $1,769 · $147/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 7/10 Severe
• 🌡 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,106
• − Mortgage interest: −$7,002
• − Property taxes: −$1,769
• − Insurance: −$625
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,636
• Taxable income: $1,337
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $2,933/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: Marion
• NCES district ID: 1201260
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $40,015
• Composite: 35.61/100
• National rank: #4890
• State rank: #61 of 73 in FL

Livability — Reddick

• Score: 58/100
• State rank: #845
• US rank: #21164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,382

Population outlook (Marion County) Hauer SSP2

• Today (2025): 365,905 people
• By 2030: 376,768 · +3.0%
• By 2040: 396,555 · +8.4%
• By 2050: 412,723 · +12.8%
• By 2075: 446,090 · +21.9%
• By 2100: 436,193 · +19.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 12% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 1%
• Common ancestry: Iranian 3% Serbian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.6) · D 33.8% · R 65.5%
• 2008→2024 swing: -20.0pp toward R · 2008: -11.6pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+25.9 2016: R+26.2 2012: R+16.2 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.68%
• Current HPI: 284.1669
• 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

+212.5% since first listed

2 events — show timeline

• 2026-05-09 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 1992-04-01 Sold (Public Records) $40,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,769 · +17.2% YoY. Source: county tax records.