16640 Spring St · White Springs, FL 32096

$150,000

3 bd · 1.0 ba · 1,535 sqft · SingleFamily public records · 26 Days on market

Built 1958 Est $230k · 35% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• Appreciation +7.7/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

delightful 3-bedroom home on Main Street in Historic Downtown White Springs. Character and modern comfort blend with original hardwood floors, soaring ceilings, and abundant natural light. Enjoy your morning coffee on the welcoming front porch and friendly neighborhood atmosphere. The property includes a large, private backyard & acirc; & euro; & rdquo; perfect for gardening, entertaining, or adding an outdoor living area.

Key facts

• Private backyard
• Soaring ceilings
• Built 1958

Tags

• ORIGINAL HARDWOOD FLOORS
• SOARING CEILINGS
• ABUNDANT NATURAL LIGHT
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-69 ($-832/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (20.5% below list).
• Recommended offer: $119k (20.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#754 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime D+, amenities F, commute F.
• Hamilton (rural): math 34% / reading 29% proficiency, ranked #68 of 73 in FL (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hamilton County High School (math 27% / reading 27%, grade F, #478 of 667 statewide, top 73%, 859 students, 76% FRL) — zoned schools at 76% FRL track the district average.
• Market conditions: 19 active listings in the ZIP; 26 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.3% local appreciation)).
• Hamilton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $150k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $119,249 (20.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — 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 F-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: 0.79% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $230,250
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16601 River St	0.13mi	2/2.0 (-1)	1,569 (+2%)	18mo	$235,000	$150	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.78×
• Total profit: $32,965
• Equity at exit: $87,990

10-year hold

• IRR: 13.0%
• Equity multiple: 3.43×
• Total profit: $102,243
• Equity at exit: $154,387

Cash invested: $42,000 (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 32096

• Home prices YoY: 1.5%
• Active inventory: 19
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$162 /mo · $1,948/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-69

Break-even live

Break-even rent $1,280

Max offer price $137,745

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-27	+0% $-69	+5% $-112	+10% $-154
Rent	-10% $-164	-5% $-116	+0% $-69	+5% $-22	+10% $25
Rate	-1.0pp $6	-0.5pp $-31	base $-69	+0.5pp $-108	+1.0pp $-148

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $150,000 Active 26 DOM
2. 2026-06-19
   days on market $150,000 Active 24 DOM
3. 2026-06-18
   days on market $150,000 Active 23 DOM
4. 2026-06-17
   days on market $150,000 Active 22 DOM
5. 2026-06-16
   days on market $150,000 Active 21 DOM
6. 2026-06-15
   days on market $150,000 Active 20 DOM
7. 2026-06-14
   days on market $150,000 Active 18 DOM
8. 2026-06-13
   days on market $150,000 Active 17 DOM
9. 2026-06-10
   days on market $150,000 Active 15 DOM
10. 2026-06-09
    days on market $150,000 Active 14 DOM
11. 2026-06-08
    days on market $150,000 Active 13 DOM
12. 2026-06-07
    days on market $150,000 Active 12 DOM
13. 2026-06-05
    days on market $150,000 Active 9 DOM
14. 2026-06-02
    days on market $150,000 Active 7 DOM
15. 2026-06-01
    days on market $150,000 Active 6 DOM
16. 2026-05-31
    days on market $150,000 Active 5 DOM
17. 2026-05-30
    days on market $150,000 Active 4 DOM
18. 2026-05-26
    listed $150,000 Active
19. 2018-07-06
    soldstatus $80,100
20. 2012-09-13
    soldstatus $78,500
21. 2007-08-17
    soldstatus $98,000
22. 2006-03-06
    soldstatus $137,000
23. 2005-02-28
    soldstatus $85,000
24. 1999-08-26
    soldstatus $33,000

ⓘ 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: $1,948 · $162/mo
• Projected year-2 tax: $1,948 · $162/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,310
• − Mortgage interest: −$8,402
• − Property taxes: −$1,948
• − Insurance: −$750
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$4,364
• Taxable loss: −$3,444
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $-6/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: Hamilton
• NCES district ID: 1200720
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $36,461
• Composite: 26.18/100
• National rank: #7267
• State rank: #68 of 73 in FL

Livability — White Springs

• Score: 62/100
• State rank: #754
• US rank: #16511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Springs, FL
• Population (ZIP): 2,977

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 13,405 people
• By 2030: 13,031 · -2.8%
• By 2040: 12,385 · -7.6%
• By 2050: 11,740 · -12.4%
• By 2075: 9,347 · -30.3%
• By 2100: 6,344 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 21% Two or more races 1%
• Common ancestry: Lithuanian 5% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+39.0) · D 30.1% · R 69.1%
• 2008→2024 swing: -24.4pp toward R · 2008: -14.6pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+31.8 2016: R+28.2 2012: R+16.9 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.33%
• Current HPI: 367.7042
• 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

+354.5% since first listed

7 events — show timeline

• 2026-05-26 Listed $150,000 FSBO.com
• 2018-07-06 Sold (Public Records) $80,100 Public Records
• 2012-09-13 Sold (Public Records) $78,500 Public Records
• 2007-08-17 Sold (Public Records) $98,000 Public Records
• 2006-03-06 Sold (Public Records) $137,000 Public Records
• 2005-02-28 Sold (Public Records) $85,000 Public Records
• 1999-08-26 Sold (Public Records) $33,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,948 · -0.0% YoY. Source: county tax records.