6685 Woodland Dr · Keystone Heights, FL 32656

$180,000

3 bd · 2.0 ba · 1,499 sqft · SingleFamily public records · 2 Days on market

Built 1965 0.80 ac lot Est $282k · 36% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this inviting 3-bedroom, 2-bath home in Keystone Heights, FL, offering 1,499 square feet of comfortable living space set on a generous 0.8-acre lot. With plenty of room both inside and out, this property is ideal for those seeking space, flexibility, and a more relaxed lifestyle. Inside, the home features a practical layout designed for everyday living. The kitchen includes a central island, providing extra prep space, storage, and a natural gathering spot for meals or entertaining. The living and dining areas provide a cozy atmosphere with plenty of potential to make the space your own. Step outside and enjoy the charm of the wooden front deck—perfect for morning coffee, r

Key facts

• Central island
• Barbecue setup
• Expansive lot

Tags

• CENTRAL ISLAND
• WOODEN FRONT DECK
• BARBECUE SETUP
• FENCED AREA
• EXPANSIVE LOT

Property features AI

Finance

• Other: Homestead exemption indicated; Lot approximately 0.8 acres (dimensions 218 x 160)
• HOA & community: No association indicated

Exterior

• Parking: Asphalt road access
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected
• Home design: Single family residence; Residential property; One story; North-facing entry
• Construction: Block and concrete construction; Shingle roof; Built on block foundation; Living area about 1,499 sq ft
• Exterior features: Private mailbox; Sliding doors; Storage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Block foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Inside laundry room

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 $851 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 12.0% vs local median 3.6% in Keystone Heights — 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 80/100 on livability (#109 in FL, #1,684 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Clay (suburban): math 58% / reading 59% proficiency, ranked #14 of 73 in FL (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Keystone Heights Elementary (math 77% / reading 70%, grade A, #260 of 2,144 statewide, top 13%, 803 students, 100% FRL); Keystone Heights Junior/Senior High (math 48% / reading 47%, grade D, #204 of 667 statewide, top 31%, 1,205 students, 100% FRL) — zoned schools average 100% FRL vs 35% district-wide (65 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 327 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,876 units permitted in Clay County in 2024 (14 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.
• Clay County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $132k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.27%
• DSCR: 1.90
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $281,812
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6685 Woodland Dr	0.00mi	3/2.0	1,499 (0%)	0mo	$170,000	$113	100
6607 Woodland Dr	0.16mi	3/2.0	1,563 (+4%)	4mo	$300,000	$192	82
6625 Woodland Dr	0.18mi	3/2.0	1,577 (+5%)	2mo	$297,000	$188	81
232 Shilah Ave	0.40mi	3/1.0	1,504 (+0%)	14mo	$220,000	$146	65
182 Cargo Way	0.25mi	3/2.0	1,346 (-10%)	10mo	$350,000	$260	63
634 Bethel Dr	0.42mi	3/1.0	1,428 (-5%)	11mo	$233,000	$163	59
6776 Linwood Dr	0.51mi	3/2.0	1,444 (-4%)	23mo	$342,000	$237	51
345 Orchid Ave	0.61mi	3/2.0	1,362 (-9%)	11mo	$280,000	$206	47
420 SE Palmetto Ave	0.67mi	3/2.0	1,686 (+12%)	3mo	$275,000	$163	46
540 SE Cypress Ave	0.72mi	3/2.0	1,652 (+10%)	22mo	$180,000	$109	31

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $25,017
• Equity at exit: $26,839

10-year hold

• IRR: 21.4%
• Equity multiple: 2.81×
• Total profit: $91,455
• Equity at exit: $15,563

Cash invested: $50,400 (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 32656

• Home prices YoY: -7.4%
• Active inventory: 327
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $851

Break-even live

Break-even rent $1,422

Max offer price $180,000

Occupancy floor 61%

Sensitivity live

Price	-10% $953	-5% $902	+0% $851	+5% $800	+10% $749
Rent	-10% $654	-5% $753	+0% $851	+5% $950	+10% $1,049
Rate	-1.0pp $942	-0.5pp $897	base $851	+0.5pp $805	+1.0pp $757

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 SW Pointview Rd Keystone Heights, FL	3.0	2.0	1680	$2,500	$1.49	0d	1	0.98mi

Listing history 4 events

1. 2026-05-06
   status Pending
2. 2026-05-04
   listed $180,000 Active
3. 2005-10-26
   soldstatus $132,000
4. 1992-05-27
   soldstatus $61,000

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$237/yr (+$20/mo · 18.9%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$10,083
• − Property taxes: −$1,257
• − Insurance: −$900
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,236
• Taxable income: $7,724
• Est. tax owed @ 24.0%: −$1,854
• After-tax cash flow: $8,362/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: Clay
• NCES district ID: 1200300
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $59,379
• Composite: 50.73/100
• National rank: #1815
• State rank: #14 of 73 in FL

Livability — Keystone Heights

• Score: 80/100
• State rank: #109
• US rank: #1684

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,630

Population outlook (Clay County) Hauer SSP2

• Today (2025): 230,495 people
• By 2030: 242,427 · +5.2%
• By 2040: 262,244 · +13.8%
• By 2050: 275,148 · +19.4%
• By 2075: 295,397 · +28.2%
• By 2100: 287,592 · +24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: +3.6pp toward D · 2008: -42.8pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.1 2016: R+44.3 2012: R+45.8 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.65%
• Current HPI: 344.7744
• 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

+195.1% since first listed

4 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2005-10-26 Sold (Public Records) $132,000 Public Records
• 1992-05-27 Sold (Public Records) $61,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,257 · +4.0% YoY. Source: county tax records.