201 North Ave · Gretna, FL 32332

$37,900

2 bd · 1.0 ba · 584 sqft · SingleFamily public records · 109 Days on market

Built 1961 0.26 ac lot $65/sqft · 62% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming residence at 201 North Ave in Gretna, FL. AS-IS Investor Special on 1/4 Acre! Needs TLC, Sweat Equity! Opportunity for a rehabber or future Land Lord. Compact 2BR/1BA 1960s wood-frame home 0.25-acre lot. Previously rented and ready for updates. The interior needs TLC and overall refresh. Permitted roof (2003). Utilities are currently off; buyer to verify utility activation and condition of systems. Great potential as a low price-point rental, or affordable starter home after renovation. Solid comparables present a nice and potentally profitable ARV. Excellent opportunity for a light renovation and long-term buy-and-hold rental, or a straightforward flip with a manageable rehab scope. Sold AS-IS. Buyer to verify all information, measurements, and due diligence. Don't miss out on this low priced opportunity!

Key facts

• 0.26 acre lot
• Built 1961
• Listed 108 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($837 rent vs $38k).
• Recommended offer: $34k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#775 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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: 8 active listings in the ZIP; 107 units permitted in Gadsden County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $229 of equity ($262 loan paydown + $-33 appreciation (-0.1% local appreciation)).
• Gadsden County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

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 $34,489 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 2.21% ✓
• Cap rate: 19.08%
• Cash-on-cash: 45.65%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (median comp): $98,927
• List price: $37,900
• Delta: -61.69%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.8%
• Equity multiple: 3.30×
• Total profit: $24,459
• Equity at exit: $10,840

10-year hold

• IRR: 49.7%
• Equity multiple: 6.58×
• Total profit: $59,246
• Equity at exit: $12,899

Cash invested: $10,612 (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 32332

• Home prices YoY: -0.1%
• Active inventory: 8
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $837 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $404

Break-even live

Break-even rent $326

Max offer price $37,900

Occupancy floor 47%

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: $9,475
• Closing costs: $1,137
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   days on market $37,900 Active 109 DOM
2. 2026-06-01
   days on market $37,900 Active 108 DOM
3. 2026-05-31
   days on market $37,900 Active 107 DOM
4. 2026-05-30
   days on market $37,900 Active 106 DOM
5. 2026-02-13
   listed $37,900 Active 842-char remark

   Show marketing remark (842 chars)

   Welcome to this charming residence at 201 North Ave in Gretna, FL. AS-IS Investor Special on 1/4 Acre! Needs TLC, Sweat Equity! Opportunity for a rehabber or future Land Lord. Compact 2BR/1BA 1960s wood-frame home 0.25-acre lot. Previously rented and ready for updates. The interior needs TLC and overall refresh. Permitted roof (2003). Utilities are currently off; buyer to verify utility activation and condition of systems. Great potential as a low price-point rental, or affordable starter home after renovation. Solid comparables present a nice and potentally profitable ARV. Excellent opportunity for a light renovation and long-term buy-and-hold rental, or a straightforward flip with a manageable rehab scope. Sold AS-IS. Buyer to verify all information, measurements, and due diligence. Don't miss out on this low priced opportunity!

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $518 · $43/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,047
• − Mortgage interest: −$2,123
• − Property taxes: −$518
• − Insurance: −$190
• − Repairs & maintenance: −$804
• − Management: −$804
• − Depreciation: −$1,103
• Taxable income: $4,506
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $3,763/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 — Gretna

• Score: 61/100
• State rank: #775
• US rank: #17563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gretna, FL
• Population (ZIP): 1,213

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 23% Two or more races 14%
• Hispanic origin (detail): Mexican 7% Cuban 2%
• Foreign-born: 15% · Canada
• Languages at home: 81% English-only · Spanish 19%

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: ▼ -0.09%
• Current HPI: 157.425
• 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

1 event — show timeline

• 2026-02-13 Listed $37,900 CATRS

Property tax history

+2.8%/yr

Latest (2025): $518 · +6.7% YoY. Source: county tax records.