40 W Barnes Ave · Chattahoochee, FL 32324

$78,000

3 bd · 1.0 ba · 996 sqft · SingleFamily public records · 213 Days on market

Built 1950 9,235 sqft lot $78/sqft · 18% below area Est $95k · 18% 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
• Appreciation +4.6/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the potential in this solid 3-bedroom, 1-bath brick home located on a quiet street. The property features a large living area and spacious yard, along with additional storage underneath the home. The washer and dryer are included. Ideal of a starter home, downsizing, or as an investment rental property. The home is move-in ready and with a little TLC, is ready to shine with your unique vision!

Key facts

• Spacious yard
• Large living area
• Additional storage

Tags

• LARGE LIVING AREA
• SPACIOUS YARD
• ADDITIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.9% in Chattahoochee — 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 71/100 on livability (#401 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: employment D, schools F, amenities 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: 25 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 (-0.7%/yr); year-one equity from $539 of loan paydown is wiped out by about $568 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.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $78k implies a 367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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?
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: 1.39% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.59%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $95,106
• List price: $78,000
• Delta: -17.99%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
931 Morgan Ave	0.43mi	3/2.0	1,040 (+4%)	5mo	$115,000	$111	64
104 Drury Ln	0.38mi	2/1.0 (-1)	1,080 (+8%)	9mo	$22,500	$21	56
749 Morgan Ave	0.30mi	2/2.0 (-1)	1,138 (+14%)	1mo	$94,500	$83	52

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

Projected returns pro-forma

-0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.71×
• Total profit: $15,496
• Equity at exit: $19,848

10-year hold

• IRR: 20.8%
• Equity multiple: 3.16×
• Total profit: $47,176
• Equity at exit: $21,724

Cash invested: $21,840 (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 32324

• Home prices YoY: -0.6%
• Active inventory: 25
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $320

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 66%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $78,000 Active 213 DOM
2. 2026-06-17
   days on market $78,000 Active 212 DOM
3. 2026-06-16
   days on market $78,000 Active 211 DOM
4. 2026-06-15
   days on market $78,000 Active 210 DOM
5. 2026-06-14
   days on market $78,000 Active 208 DOM
6. 2026-06-13
   days on market $78,000 Active 207 DOM
7. 2026-06-10
   days on market $78,000 Active 205 DOM
8. 2026-06-09
   days on market $78,000 Active 204 DOM
9. 2026-06-08
   days on market $78,000 Active 203 DOM
10. 2026-06-07
    days on market $78,000 Active 202 DOM
11. 2026-06-05
    days on market $78,000 Active 199 DOM
12. 2026-06-03
    days on market $78,000 Active 198 DOM
13. 2026-06-02
    days on market $78,000 Active 197 DOM
14. 2026-06-01
    days on market $78,000 Active 196 DOM
15. 2026-05-31
    days on market $78,000 Active 195 DOM
16. 2026-05-30
    days on market $78,000 Active 194 DOM
17. 2026-05-10
    status Active 405-char remark

    Show marketing remark (405 chars)

    Discover the potential in this solid 3-bedroom, 1-bath brick home located on a quiet street. The property features a large living area and spacious yard, along with additional storage underneath the home. The washer and dryer are included. Ideal of a starter home, downsizing, or as an investment rental property. The home is move-in ready and with a little TLC, is ready to shine with your unique vision!

18. 2026-05-02
    historical 405-char remark

    Show marketing remark (405 chars)

    Discover the potential in this solid 3-bedroom, 1-bath brick home located on a quiet street. The property features a large living area and spacious yard, along with additional storage underneath the home. The washer and dryer are included. Ideal of a starter home, downsizing, or as an investment rental property. The home is move-in ready and with a little TLC, is ready to shine with your unique vision!

19. 2026-03-04
    price $80,000 405-char remark

    Show marketing remark (405 chars)

    Discover the potential in this solid 3-bedroom, 1-bath brick home located on a quiet street. The property features a large living area and spacious yard, along with additional storage underneath the home. The washer and dryer are included. Ideal of a starter home, downsizing, or as an investment rental property. The home is move-in ready and with a little TLC, is ready to shine with your unique vision!

20. 2026-02-03
    price $85,000 405-char remark

    Show marketing remark (405 chars)

    Discover the potential in this solid 3-bedroom, 1-bath brick home located on a quiet street. The property features a large living area and spacious yard, along with additional storage underneath the home. The washer and dryer are included. Ideal of a starter home, downsizing, or as an investment rental property. The home is move-in ready and with a little TLC, is ready to shine with your unique vision!

21. 2026-01-02
    price $89,900 405-char remark

    Show marketing remark (405 chars)

    Discover the potential in this solid 3-bedroom, 1-bath brick home located on a quiet street. The property features a large living area and spacious yard, along with additional storage underneath the home. The washer and dryer are included. Ideal of a starter home, downsizing, or as an investment rental property. The home is move-in ready and with a little TLC, is ready to shine with your unique vision!

22. 2025-11-02
    listed $95,000 Active 405-char remark

    Show marketing remark (405 chars)

    Discover the potential in this solid 3-bedroom, 1-bath brick home located on a quiet street. The property features a large living area and spacious yard, along with additional storage underneath the home. The washer and dryer are included. Ideal of a starter home, downsizing, or as an investment rental property. The home is move-in ready and with a little TLC, is ready to shine with your unique vision!

23. 1988-09-01
    soldstatus $16,700
24. 1983-07-01
    soldstatus $13,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,052
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,269
• Taxable income: $2,765
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $3,179/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 — Chattahoochee

• Score: 71/100
• State rank: #401
• US rank: #7120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chattahoochee, FL
• Population (ZIP): 4,719

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: Black 54% White 36% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Serbian 1% Hispanic 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% French/Haitian/Cajun 0%

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: ▼ -0.73%
• Current HPI: 128.6244
• 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

+515.4% since first listed

8 events — show timeline

• 2026-05-10 Relisted — CPARMLS
• 2026-05-02 Listing Removed — CPARMLS
• 2026-03-04 Price Changed $80,000 CPARMLS
• 2026-02-03 Price Changed $85,000 CPARMLS
• 2026-01-02 Price Changed $89,900 CPARMLS
• 2025-11-02 Listed $95,000 CPARMLS
• 1988-09-01 Sold (Public Records) $16,700 Public Records
• 1983-07-01 Sold (Public Records) $13,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $105 · +17.1% YoY. Source: county tax records.