15595 NW 27th Ave · Reddick, FL 32113

$100,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 65 Days on market

Built 1971 1.00 ac lot $108/sqft · 46% below area Est $184k · 46% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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 MLS

Under contract-accepting backup offers. investor motivated seller Welcome to your future oasis in Central Florida! This charming three-bedroom, one-bathroom home is perfectly situated between Marion County and Gainesville, providing you with the best of both worlds. Nestled on a generous * * 1-acre lot * * , this property is brimming with potential, offering ample space for your future dream. The converted garage has been transformed into a delightful Florida room, ideal for enjoying the serene surroundings and soaking up the warm sunshine. Whether you're looking to create a cozy retreat or expand your living space, this home provides the perfect canvas. Imagine cultivating a vibrant garden, hosting gatherings, or simply enjoying the peace and tranquility that this expansive outdoor area affords. Don’t miss out on this opportunity to make this house your own and unlock the full potential of this beautiful Central Florida gem!

Key facts

• Florida room
• 1 acre lot
• 1 acre lot

Tags

• 1 ACRE LOT
• FLORIDA ROOM
• EXPANSIVE OUTDOOR AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 1.8% 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, amenities F, commute 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.
• Zoned schools: Reddick-Collier Elementary School (math 37% / reading 37%, grade F, #1,609 of 2,144 statewide, top 77%, 334 students, 67% FRL); North Marion Middle School (math 35% / reading 34%, grade F, #421 of 571 statewide, top 74%, 803 students, 72% FRL); North Marion High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,303 students, 66% FRL).
• Market conditions: 144 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $125k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $100k implies a 100% 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.64%
• DSCR: 1.61
• GRM: 6.4

CMA / ARV

• ARV (median comp): $184,164
• List price: $100,000
• Delta: -45.70%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $4,103
• Equity at exit: $14,910

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $29,809
• Equity at exit: $8,646

Cash invested: $28,000 (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: 144
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $318

Break-even live

Break-even rent $899

Max offer price $100,000

Occupancy floor 71%

Sensitivity live

Price	-10% $375	-5% $347	+0% $318	+5% $290	+10% $262
Rent	-10% $216	-5% $267	+0% $318	+5% $370	+10% $421
Rate	-1.0pp $369	-0.5pp $344	base $318	+0.5pp $292	+1.0pp $266

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   status $100,000 Pending 65 DOM
2. 2026-06-03
   pricestatus $100,000 Active 65 DOM
3. 2026-05-18
   status Pending 948-char remark

   Show marketing remark (948 chars)

   Under contract-accepting backup offers. investor motivated seller Welcome to your future oasis in Central Florida! This charming three-bedroom, one-bathroom home is perfectly situated between Marion County and Gainesville, providing you with the best of both worlds. Nestled on a generous * * 1-acre lot * * , this property is brimming with potential, offering ample space for your future dream. The converted garage has been transformed into a delightful Florida room, ideal for enjoying the serene surroundings and soaking up the warm sunshine. Whether you're looking to create a cozy retreat or expand your living space, this home provides the perfect canvas. Imagine cultivating a vibrant garden, hosting gatherings, or simply enjoying the peace and tranquility that this expansive outdoor area affords. Don’t miss out on this opportunity to make this house your own and unlock the full potential of this beautiful Central Florida gem!

4. 2026-05-04
   price $135,000 948-char remark

   Show marketing remark (948 chars)

   Under contract-accepting backup offers. investor motivated seller Welcome to your future oasis in Central Florida! This charming three-bedroom, one-bathroom home is perfectly situated between Marion County and Gainesville, providing you with the best of both worlds. Nestled on a generous * * 1-acre lot * * , this property is brimming with potential, offering ample space for your future dream. The converted garage has been transformed into a delightful Florida room, ideal for enjoying the serene surroundings and soaking up the warm sunshine. Whether you're looking to create a cozy retreat or expand your living space, this home provides the perfect canvas. Imagine cultivating a vibrant garden, hosting gatherings, or simply enjoying the peace and tranquility that this expansive outdoor area affords. Don’t miss out on this opportunity to make this house your own and unlock the full potential of this beautiful Central Florida gem!

5. 2026-04-24
   price $150,000 948-char remark

   Show marketing remark (948 chars)

   Under contract-accepting backup offers. investor motivated seller Welcome to your future oasis in Central Florida! This charming three-bedroom, one-bathroom home is perfectly situated between Marion County and Gainesville, providing you with the best of both worlds. Nestled on a generous * * 1-acre lot * * , this property is brimming with potential, offering ample space for your future dream. The converted garage has been transformed into a delightful Florida room, ideal for enjoying the serene surroundings and soaking up the warm sunshine. Whether you're looking to create a cozy retreat or expand your living space, this home provides the perfect canvas. Imagine cultivating a vibrant garden, hosting gatherings, or simply enjoying the peace and tranquility that this expansive outdoor area affords. Don’t miss out on this opportunity to make this house your own and unlock the full potential of this beautiful Central Florida gem!

6. 2026-04-22
   status Active 948-char remark

   Show marketing remark (948 chars)

   Under contract-accepting backup offers. investor motivated seller Welcome to your future oasis in Central Florida! This charming three-bedroom, one-bathroom home is perfectly situated between Marion County and Gainesville, providing you with the best of both worlds. Nestled on a generous * * 1-acre lot * * , this property is brimming with potential, offering ample space for your future dream. The converted garage has been transformed into a delightful Florida room, ideal for enjoying the serene surroundings and soaking up the warm sunshine. Whether you're looking to create a cozy retreat or expand your living space, this home provides the perfect canvas. Imagine cultivating a vibrant garden, hosting gatherings, or simply enjoying the peace and tranquility that this expansive outdoor area affords. Don’t miss out on this opportunity to make this house your own and unlock the full potential of this beautiful Central Florida gem!

7. 2026-04-22
   price $175,000 948-char remark

   Show marketing remark (948 chars)

   Under contract-accepting backup offers. investor motivated seller Welcome to your future oasis in Central Florida! This charming three-bedroom, one-bathroom home is perfectly situated between Marion County and Gainesville, providing you with the best of both worlds. Nestled on a generous * * 1-acre lot * * , this property is brimming with potential, offering ample space for your future dream. The converted garage has been transformed into a delightful Florida room, ideal for enjoying the serene surroundings and soaking up the warm sunshine. Whether you're looking to create a cozy retreat or expand your living space, this home provides the perfect canvas. Imagine cultivating a vibrant garden, hosting gatherings, or simply enjoying the peace and tranquility that this expansive outdoor area affords. Don’t miss out on this opportunity to make this house your own and unlock the full potential of this beautiful Central Florida gem!

8. 2026-04-21
   status Pending 948-char remark

   Show marketing remark (948 chars)

   Under contract-accepting backup offers. investor motivated seller Welcome to your future oasis in Central Florida! This charming three-bedroom, one-bathroom home is perfectly situated between Marion County and Gainesville, providing you with the best of both worlds. Nestled on a generous * * 1-acre lot * * , this property is brimming with potential, offering ample space for your future dream. The converted garage has been transformed into a delightful Florida room, ideal for enjoying the serene surroundings and soaking up the warm sunshine. Whether you're looking to create a cozy retreat or expand your living space, this home provides the perfect canvas. Imagine cultivating a vibrant garden, hosting gatherings, or simply enjoying the peace and tranquility that this expansive outdoor area affords. Don’t miss out on this opportunity to make this house your own and unlock the full potential of this beautiful Central Florida gem!

9. 2026-04-14
   status Active 948-char remark

   Show marketing remark (948 chars)

   Under contract-accepting backup offers. investor motivated seller Welcome to your future oasis in Central Florida! This charming three-bedroom, one-bathroom home is perfectly situated between Marion County and Gainesville, providing you with the best of both worlds. Nestled on a generous * * 1-acre lot * * , this property is brimming with potential, offering ample space for your future dream. The converted garage has been transformed into a delightful Florida room, ideal for enjoying the serene surroundings and soaking up the warm sunshine. Whether you're looking to create a cozy retreat or expand your living space, this home provides the perfect canvas. Imagine cultivating a vibrant garden, hosting gatherings, or simply enjoying the peace and tranquility that this expansive outdoor area affords. Don’t miss out on this opportunity to make this house your own and unlock the full potential of this beautiful Central Florida gem!

10. 2026-04-11
    status Pending 948-char remark

    Show marketing remark (948 chars)

    Under contract-accepting backup offers. investor motivated seller Welcome to your future oasis in Central Florida! This charming three-bedroom, one-bathroom home is perfectly situated between Marion County and Gainesville, providing you with the best of both worlds. Nestled on a generous * * 1-acre lot * * , this property is brimming with potential, offering ample space for your future dream. The converted garage has been transformed into a delightful Florida room, ideal for enjoying the serene surroundings and soaking up the warm sunshine. Whether you're looking to create a cozy retreat or expand your living space, this home provides the perfect canvas. Imagine cultivating a vibrant garden, hosting gatherings, or simply enjoying the peace and tranquility that this expansive outdoor area affords. Don’t miss out on this opportunity to make this house your own and unlock the full potential of this beautiful Central Florida gem!

11. 2026-03-18
    status Active 948-char remark

    Show marketing remark (948 chars)

    Under contract-accepting backup offers. investor motivated seller Welcome to your future oasis in Central Florida! This charming three-bedroom, one-bathroom home is perfectly situated between Marion County and Gainesville, providing you with the best of both worlds. Nestled on a generous * * 1-acre lot * * , this property is brimming with potential, offering ample space for your future dream. The converted garage has been transformed into a delightful Florida room, ideal for enjoying the serene surroundings and soaking up the warm sunshine. Whether you're looking to create a cozy retreat or expand your living space, this home provides the perfect canvas. Imagine cultivating a vibrant garden, hosting gatherings, or simply enjoying the peace and tranquility that this expansive outdoor area affords. Don’t miss out on this opportunity to make this house your own and unlock the full potential of this beautiful Central Florida gem!

12. 2026-03-16
    status Pending 948-char remark

    Show marketing remark (948 chars)

    Under contract-accepting backup offers. investor motivated seller Welcome to your future oasis in Central Florida! This charming three-bedroom, one-bathroom home is perfectly situated between Marion County and Gainesville, providing you with the best of both worlds. Nestled on a generous * * 1-acre lot * * , this property is brimming with potential, offering ample space for your future dream. The converted garage has been transformed into a delightful Florida room, ideal for enjoying the serene surroundings and soaking up the warm sunshine. Whether you're looking to create a cozy retreat or expand your living space, this home provides the perfect canvas. Imagine cultivating a vibrant garden, hosting gatherings, or simply enjoying the peace and tranquility that this expansive outdoor area affords. Don’t miss out on this opportunity to make this house your own and unlock the full potential of this beautiful Central Florida gem!

13. 2026-03-08
    listed $225,000 Active 948-char remark

    Show marketing remark (948 chars)

    Under contract-accepting backup offers. investor motivated seller Welcome to your future oasis in Central Florida! This charming three-bedroom, one-bathroom home is perfectly situated between Marion County and Gainesville, providing you with the best of both worlds. Nestled on a generous * * 1-acre lot * * , this property is brimming with potential, offering ample space for your future dream. The converted garage has been transformed into a delightful Florida room, ideal for enjoying the serene surroundings and soaking up the warm sunshine. Whether you're looking to create a cozy retreat or expand your living space, this home provides the perfect canvas. Imagine cultivating a vibrant garden, hosting gatherings, or simply enjoying the peace and tranquility that this expansive outdoor area affords. Don’t miss out on this opportunity to make this house your own and unlock the full potential of this beautiful Central Florida gem!

14. 2001-03-05
    soldstatus $50,000
15. 1986-04-01
    soldstatus $24,000

ⓘ 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: $1,726 · $144/mo
• Projected year-2 tax: $1,726 · $144/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 6/10 Major
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,619
• − Mortgage interest: −$5,602
• − Property taxes: −$1,726
• − Insurance: −$500
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$2,909
• Taxable income: $2,384
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $3,248/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

+462.5% since first listed

13 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-08 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2001-03-05 Sold (Public Records) $50,000 Public Records
• 1986-04-01 Sold (Public Records) $24,000 Public Records

Property tax history

+14.9%/yr

Latest (2025): $1,726 · +17.5% YoY. Source: county tax records.