560 Mcnair Rd · Havana, FL 32333

$179,500

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 59 Days on market

Built 2005 1.00 ac lot $111/sqft · 9% below area Est $197k · 9% under

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Why this score? — see what drove the D+ 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 +17.2/30.0
• ARV discount +11.5/15.0
• DSCR +5.4/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• 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

Tucked away on a peaceful acre in a quiet rural setting, this gorgeous, move-in ready home offers the perfect blend of comfort and charm with a warm, cottage-like feel. Inside, you’ll find stainless-steel appliances, a stylish kitchen island perfect for gathering and meal prep, beautifully renovated bathrooms, and new light fixtures that brighten every space. Trendy wood accents throughout add texture and character, complementing the home’s inviting, cozy aesthetic. A wood-burning fireplace anchors the living area, creating the perfect spot to unwind. Thoughtful updates bring both style and peace of mind, including new commercial-grade luxury vinyl plank flooring and premium interior paint, along with fully refurbished cabinetry featuring brand-new Qwikkit doors and drawer fronts. Major systems have been carefully updated as well, including a new heat-pump HVAC system installed in 2025, a new roof the same year, and a newly built rear deck with refreshed front decking completed in 2026. The property also features a well installed in 2019. Outside, the expansive yard offers plenty of room to spread out and enjoy the surroundings, with space for RVs, boats, or even a future workshop. Whether you’re hosting gatherings or simply enjoying a quiet evening at home, this property provides a welcoming retreat with room to live, relax, and grow.

Key facts

• Renovated bathrooms
• New light fixtures
• Kitchen island

Tags

• STAINLESS STEEL APPLIANCES
• KITCHEN ISLAND
• RENOVATED BATHROOMS
• NEW LIGHT FIXTURES
• WOOD BURNING FIREPLACE
• LUXURY VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (14.8% below list).
• Recommended offer: $153k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.1% in Havana — 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 74/100 on livability (#272 in FL, #4,420 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute 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: 67 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.
• Current owner paid $31k; list at $180k implies a 487% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,012 (14.8% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (median comp): $196,967
• List price: $179,500
• Delta: -8.87%
• Verdict: FAIR
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-20,976
• Equity at exit: $26,764

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-8,031
• Equity at exit: $15,520

Cash invested: $50,260 (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 32333

• Home prices YoY: -24.2%
• Active inventory: 67
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,530 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $129

Break-even live

Break-even rent $1,367

Max offer price $179,500

Occupancy floor 87%

Sensitivity live

Price	-10% $230	-5% $179	+0% $129	+5% $78	+10% $27
Rent	-10% $8	-5% $68	+0% $129	+5% $189	+10% $249
Rate	-1.0pp $219	-0.5pp $174	base $129	+0.5pp $82	+1.0pp $35

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $179,500 Active 59 DOM
2. 2026-06-17
   days on market $179,500 Active 58 DOM
3. 2026-06-16
   days on market $179,500 Active 57 DOM
4. 2026-06-15
   days on market $179,500 Active 56 DOM
5. 2026-06-14
   days on market $179,500 Active 54 DOM
6. 2026-06-13
   days on market $179,500 Active 53 DOM
7. 2026-06-10
   days on market $179,500 Active 51 DOM
8. 2026-06-09
   days on market $179,500 Active 50 DOM
9. 2026-06-08
   days on market $179,500 Active 49 DOM
10. 2026-06-07
    days on market $179,500 Active 48 DOM
11. 2026-06-05
    days on market $179,500 Active 45 DOM
12. 2026-06-03
    days on market $179,500 Active 44 DOM
13. 2026-06-02
    days on market $179,500 Active 43 DOM
14. 2026-06-01
    days on market $179,500 Active 42 DOM
15. 2026-05-31
    days on market $179,500 Active 41 DOM
16. 2026-05-30
    days on market $179,500 Active 40 DOM
17. 2026-04-20
    listed $179,500 Active 1376-char remark

    Show marketing remark (1376 chars)

    Tucked away on a peaceful acre in a quiet rural setting, this gorgeous, move-in ready home offers the perfect blend of comfort and charm with a warm, cottage-like feel. Inside, you’ll find stainless-steel appliances, a stylish kitchen island perfect for gathering and meal prep, beautifully renovated bathrooms, and new light fixtures that brighten every space. Trendy wood accents throughout add texture and character, complementing the home’s inviting, cozy aesthetic. A wood-burning fireplace anchors the living area, creating the perfect spot to unwind. Thoughtful updates bring both style and peace of mind, including new commercial-grade luxury vinyl plank flooring and premium interior paint, along with fully refurbished cabinetry featuring brand-new Qwikkit doors and drawer fronts. Major systems have been carefully updated as well, including a new heat-pump HVAC system installed in 2025, a new roof the same year, and a newly built rear deck with refreshed front decking completed in 2026. The property also features a well installed in 2019. Outside, the expansive yard offers plenty of room to spread out and enjoy the surroundings, with space for RVs, boats, or even a future workshop. Whether you’re hosting gatherings or simply enjoying a quiet evening at home, this property provides a welcoming retreat with room to live, relax, and grow.

18. 2017-12-13
    soldstatus $30,600 38-char remark

    Show marketing remark (38 chars)

    AUCTION PROPERTY. INPUT FOR COMPS ONLY

19. 2017-12-13
    listed $30,600 38-char remark

    Show marketing remark (38 chars)

    AUCTION PROPERTY. INPUT FOR COMPS ONLY

20. 2017-07-24
    historical
21. 2017-01-27
    listed $40,095

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $1,490 · $124/mo
• Expected delta: +$720/yr (+$60/mo · 93.5%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,361
• − Mortgage interest: −$10,055
• − Property taxes: −$770
• − Insurance: −$898
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$5,222
• Taxable loss: −$1,520
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $1,907/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 — Havana

• Score: 74/100
• State rank: #272
• US rank: #4420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,379

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 0.57)
• Race & ethnicity: White 54% Black 36% Hispanic / Latino 8% Two or more races 3% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -49.83%
• Current HPI: 155.9185
• 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

+347.7% since first listed

5 events — show timeline

• 2026-04-20 Listed $179,500 CATRS
• 2017-12-13 Listed $30,600 CATRS
• 2017-12-13 Sold (MLS) $30,600 CATRS
• 2017-07-24 Listing Removed — CATRS
• 2017-01-27 Listed $40,095 CATRS

Property tax history

+4.7%/yr

Latest (2025): $770 · +3.6% YoY. Source: county tax records.