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11 months, excludes uncollected October", "rental_vacancy_source": "https://www.census.gov/housing/hvs/files/annual25/ann25t_6.xlsx", "realtor_rental_period": "2026-08", "realtor_0_2bed_asking_rent": 1634, "realtor_0_2bed_rent_yoy_pct": -3.8, "realtor_0_2bed_concession_pct": 63.9, "realtor_rental_source": "https://www.realtor.com/research/august-2026-rent/", "distress_status": "Consistent current 22-MSA distress series not sourced", "mls_geography_caveat": "Florida Realtors 2013 definitions; county components same in this data crosswalk", "sfr_median_sale_price_aug2026": 410000.0, "sfr_median_sale_price_yoy_pct": 2.5, "sfr_closed_sales_aug2026": 3104, "sfr_closed_sales_yoy_pct": -7.6, "condo_townhouse_median_sale_price_aug2026": 274000.0, "condo_townhouse_median_sale_price_yoy_pct": 4.1, "condo_townhouse_closed_sales_aug2026": 949, "condo_townhouse_closed_sales_yoy_pct": -7.9 }, { "cbsa": "36740", "msa_2023_name": "Orlando-Kissimmee-Sanford, FL", "county_components": "Lake County, FL; 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no imputation", "current_mf_deliveries": null, "mf_deliveries_status": "Not covered by permit counts; requires completion data", "current_household_growth": null, "household_growth_status": "Population is not households; not sourced", "sale_to_final_list_ratio": null, "sale_to_list_status": "Not yet sourced on consistent metro basis", "distress_foreclosure_rate": null, "zori_sfr_2024_aug": 2546.8298336158637, "zori_sfr_2025_aug": 2607.8831518407374, "zori_sfr_2026_aug": 2680.6560656764063, "zori_sfr_yoy_pct": 2.79, "zori_sfr_prior_yoy_pct": 2.397, "zori_sfr_yoy_acceleration_pp": 0.393, "zori_sfr_source": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_sfr_sm_month.csv", "zori_mfr_2024_aug": 2000.2086354326736, "zori_mfr_2025_aug": 2030.0859977206287, "zori_mfr_2026_aug": 2075.7085266857234, "zori_mfr_yoy_pct": 2.247, "zori_mfr_prior_yoy_pct": 1.494, "zori_mfr_yoy_acceleration_pp": 0.753, "zori_mfr_source": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_mfr_sm_month.csv", "annual_rental_vacancy_2024_pct": null, "annual_rental_vacancy_2025_moe90_pp": null, "annual_rental_vacancy_period": "2025 annual; 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no imputation", "current_mf_deliveries": null, "mf_deliveries_status": "Not covered by permit counts; requires completion data", "current_household_growth": null, "household_growth_status": "Population is not households; not sourced", "sale_to_final_list_ratio": null, "sale_to_list_status": "Not yet sourced on consistent metro basis", "distress_foreclosure_rate": null, "zori_sfr_2024_aug": 1864.3600815300226, "zori_sfr_2025_aug": 1908.9917830347856, "zori_sfr_2026_aug": 1947.881440296998, "zori_sfr_yoy_pct": 2.037, "zori_sfr_prior_yoy_pct": 2.394, "zori_sfr_yoy_acceleration_pp": -0.357, "zori_sfr_source": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_sfr_sm_month.csv", "zori_mfr_2024_aug": 1552.4797928046244, "zori_mfr_2025_aug": 1549.647672023511, "zori_mfr_2026_aug": 1591.618120678223, "zori_mfr_yoy_pct": 2.708, "zori_mfr_prior_yoy_pct": -0.182, "zori_mfr_yoy_acceleration_pp": 2.89, "zori_mfr_source": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_mfr_sm_month.csv", "annual_rental_vacancy_2024_pct": null, "annual_rental_vacancy_2025_moe90_pp": null, "annual_rental_vacancy_period": "2025 annual; 11 months, excludes uncollected October", "rental_vacancy_source": null, "realtor_rental_period": null, "realtor_0_2bed_asking_rent": null, "realtor_0_2bed_rent_yoy_pct": null, "realtor_0_2bed_concession_pct": null, "realtor_rental_source": null, "distress_status": "Consistent current 22-MSA distress series not sourced", "mls_geography_caveat": "Florida Realtors 2013 definitions; county components same in this data crosswalk", "sfr_median_sale_price_aug2026": 332900.0, "sfr_median_sale_price_yoy_pct": 0.5, "sfr_closed_sales_aug2026": 701, "sfr_closed_sales_yoy_pct": -5.3, "condo_townhouse_median_sale_price_aug2026": 410000.0, "condo_townhouse_median_sale_price_yoy_pct": 31.7, "condo_townhouse_closed_sales_aug2026": 79, "condo_townhouse_closed_sales_yoy_pct": 16.2 }, { "cbsa": "36100", "msa_2023_name": "Ocala, FL", "county_components": "Marion County, FL", "geography_basis": "Census/Realtor/BLS/BPS current MSA; Zillow provider metro mapped by name, boundary vintage not verified", "as_of": "2026-10-03", "realtor_period": "2026-09", "realtor_property_type": "SFR + condo/townhome, not MF-specific", "active_listings": 3468.0, "active_listings_yoy_pct": -12.46, "dom": 77.0, "dom_yoy_pct": -3.1399999999999997, "price_reduced_share_pct": 21.02, "price_reduced_share_yoy_pp": -2.87, "median_list_price": 299900.0, "median_list_price_yoy_pct": 0.0, "pending_ratio": 0.3175, "pending_ratio_yoy_change": 0.0543, "quality_flag": "0", "zillow_period": "2026-08-31", "zillow_provider_region_name": "Ocala, FL", "zhvi_all_homes": 269193.441067937, "zhvi_yoy_pct": -2.303, "zori_all_homes_plus_multifamily": 1584.2764952611415, "zori_yoy_pct": -0.154, "zori_previous_year_yoy_pct": 1.839, "zillow_heat_index": 40.0, "zillow_heat_index_yoy_change": 0.0, "population_2025_estimate": 442660, "population_2024_estimate": 427995, "population_growth_2024_25_pct": 3.426, "population_growth_2023_24_pct": 3.807, "net_domestic_migration_2025": 15971, "net_international_migration_2025": 1330, "labor_force_aug2026": 162595.0, "labor_force_aug2025": 162109.0, "unemployment_aug2026_pct": 5.7, "unemployment_aug2025_pct": 5.3, "payroll_jobs_aug2026_thousands": 126.7, "payroll_jobs_aug2025_thousands": 125.2, "payroll_jobs_yoy_pct": 1.2, "unemployment_yoy_change_pp": 0.4, "permits_ytd_aug2026_one_unit": 3985, "permits_ytd_aug2025_one_unit": 4039, "permits_ytd_aug2026_two_units": 68, "permits_ytd_aug2025_two_units": 130, "permits_ytd_aug2026_three_four_units": 0, "permits_ytd_aug2025_three_four_units": 8, "permits_ytd_aug2026_five_plus_units": 0, "permits_ytd_aug2025_five_plus_units": 327, "permits_ytd_aug2026_total_units": 4053, "permits_ytd_aug2025_total_units": 4504, "total_permits_ytd_yoy_pct": -10.013, "total_permits_2025": 5985, "permits_ytd_per_1000_population": 9.156, "annual_rental_vacancy_pct": null, "annual_rental_vacancy_status": "Not published for this MSA in HVS 75-metro table; no imputation", "current_mf_deliveries": null, "mf_deliveries_status": "Not covered by permit counts; requires completion data", "current_household_growth": null, "household_growth_status": "Population is not households; not sourced", "sale_to_final_list_ratio": null, "sale_to_list_status": "Not yet sourced on consistent metro basis", "distress_foreclosure_rate": null, "zori_sfr_2024_aug": 1729.3374650591159, "zori_sfr_2025_aug": 1753.6032347776775, "zori_sfr_2026_aug": 1770.322362184045, "zori_sfr_yoy_pct": 0.953, "zori_sfr_prior_yoy_pct": 1.403, "zori_sfr_yoy_acceleration_pp": -0.45, "zori_sfr_source": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_sfr_sm_month.csv", "zori_mfr_2024_aug": 1452.1826982562493, "zori_mfr_2025_aug": 1476.7193503764279, "zori_mfr_2026_aug": 1458.5964090554255, "zori_mfr_yoy_pct": -1.227, "zori_mfr_prior_yoy_pct": 1.69, "zori_mfr_yoy_acceleration_pp": -2.917, "zori_mfr_source": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_mfr_sm_month.csv", "annual_rental_vacancy_2024_pct": null, "annual_rental_vacancy_2025_moe90_pp": null, "annual_rental_vacancy_period": "2025 annual; 11 months, excludes uncollected October", "rental_vacancy_source": null, "realtor_rental_period": null, "realtor_0_2bed_asking_rent": null, "realtor_0_2bed_rent_yoy_pct": null, "realtor_0_2bed_concession_pct": null, "realtor_rental_source": null, "distress_status": "Consistent current 22-MSA distress series not sourced", "mls_geography_caveat": "Florida Realtors 2013 definitions; county components same in this data crosswalk", "sfr_median_sale_price_aug2026": 289000.0, "sfr_median_sale_price_yoy_pct": 1.1, "sfr_closed_sales_aug2026": 799, "sfr_closed_sales_yoy_pct": 6.3, "condo_townhouse_median_sale_price_aug2026": 171888.0, "condo_townhouse_median_sale_price_yoy_pct": -17.6, "condo_townhouse_closed_sales_aug2026": 53, "condo_townhouse_closed_sales_yoy_pct": 6.0 }, { "cbsa": "34940", "msa_2023_name": "Naples-Marco Island, FL", "county_components": "Collier County, FL", "geography_basis": "Census/Realtor/BLS/BPS current MSA; Zillow provider metro mapped by name, boundary vintage not verified", "as_of": "2026-10-03", "realtor_period": "2026-09", "realtor_property_type": "SFR + condo/townhome, not MF-specific", "active_listings": 4523.0, "active_listings_yoy_pct": -14.510000000000002, "dom": 101.0, "dom_yoy_pct": -11.450000000000001, "price_reduced_share_pct": 12.33, "price_reduced_share_yoy_pp": -1.48, "median_list_price": 676694.0, "median_list_price_yoy_pct": -1.92, "pending_ratio": 0.2311, "pending_ratio_yoy_change": 0.0384, "quality_flag": "0", "zillow_period": "2026-08-31", "zillow_provider_region_name": "Naples, FL", "zhvi_all_homes": 550719.5283560506, "zhvi_yoy_pct": -2.399, "zori_all_homes_plus_multifamily": 2567.15595249955, "zori_yoy_pct": 1.674, "zori_previous_year_yoy_pct": -3.199, "zillow_heat_index": 33.0, "zillow_heat_index_yoy_change": 4.0, "population_2025_estimate": 417131, "population_2024_estimate": 416722, "population_growth_2024_25_pct": 0.098, "population_growth_2023_24_pct": 1.285, "net_domestic_migration_2025": -2337, "net_international_migration_2025": 3432, "labor_force_aug2026": 182606.0, "labor_force_aug2025": 181465.0, "unemployment_aug2026_pct": 5.0, "unemployment_aug2025_pct": 4.7, "payroll_jobs_aug2026_thousands": 174.5, "payroll_jobs_aug2025_thousands": 172.1, "payroll_jobs_yoy_pct": 1.4, "unemployment_yoy_change_pp": 0.3, "permits_ytd_aug2026_one_unit": 1490, "permits_ytd_aug2025_one_unit": 1474, "permits_ytd_aug2026_two_units": 2, "permits_ytd_aug2025_two_units": 8, "permits_ytd_aug2026_three_four_units": 8, "permits_ytd_aug2025_three_four_units": 16, "permits_ytd_aug2026_five_plus_units": 972, "permits_ytd_aug2025_five_plus_units": 655, "permits_ytd_aug2026_total_units": 2472, "permits_ytd_aug2025_total_units": 2153, "total_permits_ytd_yoy_pct": 14.817, "total_permits_2025": 2736, "permits_ytd_per_1000_population": 5.926, "annual_rental_vacancy_pct": null, "annual_rental_vacancy_status": "Not published for this MSA in HVS 75-metro table; no imputation", "current_mf_deliveries": null, "mf_deliveries_status": "Not covered by permit counts; requires completion data", "current_household_growth": null, "household_growth_status": "Population is not households; not sourced", "sale_to_final_list_ratio": null, "sale_to_list_status": "Not yet sourced on consistent metro basis", "distress_foreclosure_rate": null, "zori_sfr_2024_aug": 3409.5771601050665, "zori_sfr_2025_aug": 3326.154288619456, "zori_sfr_2026_aug": 3465.353707285622, "zori_sfr_yoy_pct": 4.185, "zori_sfr_prior_yoy_pct": -2.447, "zori_sfr_yoy_acceleration_pp": 6.632, "zori_sfr_source": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_sfr_sm_month.csv", "zori_mfr_2024_aug": 2304.1369591992125, "zori_mfr_2025_aug": 2205.2689773392453, "zori_mfr_2026_aug": 2200.447117003694, "zori_mfr_yoy_pct": -0.219, "zori_mfr_prior_yoy_pct": -4.291, "zori_mfr_yoy_acceleration_pp": 4.072, "zori_mfr_source": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_mfr_sm_month.csv", "annual_rental_vacancy_2024_pct": null, "annual_rental_vacancy_2025_moe90_pp": null, "annual_rental_vacancy_period": "2025 annual; 11 months, excludes uncollected October", "rental_vacancy_source": null, "realtor_rental_period": null, "realtor_0_2bed_asking_rent": null, "realtor_0_2bed_rent_yoy_pct": null, "realtor_0_2bed_concession_pct": null, "realtor_rental_source": null, "distress_status": "Consistent current 22-MSA distress series not sourced", "mls_geography_caveat": "Florida Realtors 2013 definitions; county components same in this data crosswalk", "sfr_median_sale_price_aug2026": 760000.0, "sfr_median_sale_price_yoy_pct": -1.0, "sfr_closed_sales_aug2026": 375, "sfr_closed_sales_yoy_pct": 7.1, "condo_townhouse_median_sale_price_aug2026": 429500.0, "condo_townhouse_median_sale_price_yoy_pct": 4.5, "condo_townhouse_closed_sales_aug2026": 322, "condo_townhouse_closed_sales_yoy_pct": 1.3 }, { "cbsa": "45220", "msa_2023_name": "Tallahassee, FL", "county_components": "Gadsden County, FL; Jefferson County, FL; Leon County, FL; Wakulla County, FL", "geography_basis": "Census/Realtor/BLS/BPS current MSA; Zillow provider metro mapped by name, boundary vintage not verified", "as_of": "2026-10-03", "realtor_period": "2026-09", "realtor_property_type": "SFR + condo/townhome, not MF-specific", "active_listings": 1384.0, "active_listings_yoy_pct": 5.8500000000000005, "dom": 60.0, "dom_yoy_pct": 3.4799999999999995, "price_reduced_share_pct": 16.08, "price_reduced_share_yoy_pp": 0.91, "median_list_price": 337000.0, "median_list_price_yoy_pct": -0.59, "pending_ratio": 0.3457, "pending_ratio_yoy_change": 0.0065, "quality_flag": "0", "zillow_period": "2026-08-31", "zillow_provider_region_name": "Tallahassee, FL", "zhvi_all_homes": 284218.26676917495, "zhvi_yoy_pct": 1.14, "zori_all_homes_plus_multifamily": 1470.3148854342405, "zori_yoy_pct": 1.532, "zori_previous_year_yoy_pct": 3.119, "zillow_heat_index": 44.0, "zillow_heat_index_yoy_change": -3.0, "population_2025_estimate": 397442, "population_2024_estimate": 396048, "population_growth_2024_25_pct": 0.352, "population_growth_2023_24_pct": 0.379, "net_domestic_migration_2025": -179, "net_international_migration_2025": 1283, "labor_force_aug2026": 206316.0, "labor_force_aug2025": 204415.0, "unemployment_aug2026_pct": 4.9, "unemployment_aug2025_pct": 4.5, "payroll_jobs_aug2026_thousands": 200.5, "payroll_jobs_aug2025_thousands": 198.0, "payroll_jobs_yoy_pct": 1.3, "unemployment_yoy_change_pp": 0.4, "permits_ytd_aug2026_one_unit": 807, "permits_ytd_aug2025_one_unit": 913, "permits_ytd_aug2026_two_units": 14, "permits_ytd_aug2025_two_units": 26, "permits_ytd_aug2026_three_four_units": 0, "permits_ytd_aug2025_three_four_units": 12, "permits_ytd_aug2026_five_plus_units": 683, "permits_ytd_aug2025_five_plus_units": 917, "permits_ytd_aug2026_total_units": 1504, "permits_ytd_aug2025_total_units": 1868, "total_permits_ytd_yoy_pct": -19.486, "total_permits_2025": 2742, "permits_ytd_per_1000_population": 3.784, "annual_rental_vacancy_pct": null, "annual_rental_vacancy_status": "Not published for this MSA in HVS 75-metro table; no imputation", "current_mf_deliveries": null, "mf_deliveries_status": "Not covered by permit counts; requires completion data", "current_household_growth": null, "household_growth_status": "Population is not households; not sourced", "sale_to_final_list_ratio": null, "sale_to_list_status": "Not yet sourced on consistent metro basis", "distress_foreclosure_rate": null, "zori_sfr_2024_aug": 1563.1544443218215, "zori_sfr_2025_aug": 1618.8166093890509, "zori_sfr_2026_aug": 1649.8094422897518, "zori_sfr_yoy_pct": 1.915, "zori_sfr_prior_yoy_pct": 3.561, "zori_sfr_yoy_acceleration_pp": -1.646, "zori_sfr_source": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_sfr_sm_month.csv", "zori_mfr_2024_aug": 1301.867087343972, "zori_mfr_2025_aug": 1333.1820648323808, "zori_mfr_2026_aug": 1346.5977509080958, "zori_mfr_yoy_pct": 1.006, "zori_mfr_prior_yoy_pct": 2.405, "zori_mfr_yoy_acceleration_pp": -1.399, "zori_mfr_source": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_mfr_sm_month.csv", "annual_rental_vacancy_2024_pct": null, "annual_rental_vacancy_2025_moe90_pp": null, "annual_rental_vacancy_period": "2025 annual; 11 months, excludes uncollected October", "rental_vacancy_source": null, "realtor_rental_period": null, "realtor_0_2bed_asking_rent": null, "realtor_0_2bed_rent_yoy_pct": null, "realtor_0_2bed_concession_pct": null, "realtor_rental_source": null, "distress_status": "Consistent current 22-MSA distress series not sourced", "mls_geography_caveat": "Florida Realtors 2013 definitions; county components same in this data crosswalk", "sfr_median_sale_price_aug2026": 349950.0, "sfr_median_sale_price_yoy_pct": 1.6, "sfr_closed_sales_aug2026": 286, "sfr_closed_sales_yoy_pct": -6.5, "condo_townhouse_median_sale_price_aug2026": 188000.0, "condo_townhouse_median_sale_price_yoy_pct": -2.1, "condo_townhouse_closed_sales_aug2026": 57, "condo_townhouse_closed_sales_yoy_pct": -17.4 }, { "cbsa": "23540", "msa_2023_name": "Gainesville, FL", "county_components": "Alachua County, FL; Gilchrist County, FL; Levy County, FL", "geography_basis": "Census/Realtor/BLS/BPS current MSA; Zillow provider metro mapped by name, boundary vintage not verified", "as_of": "2026-10-03", "realtor_period": "2026-09", "realtor_property_type": "SFR + condo/townhome, not MF-specific", "active_listings": 1423.0, "active_listings_yoy_pct": -0.9400000000000001, "dom": 82.0, "dom_yoy_pct": -5.2, "price_reduced_share_pct": 21.64, "price_reduced_share_yoy_pp": 0.0, "median_list_price": 335000.0, "median_list_price_yoy_pct": 1.44, "pending_ratio": 0.3051, "pending_ratio_yoy_change": 0.0248, "quality_flag": "0", "zillow_period": "2026-08-31", "zillow_provider_region_name": "Gainesville, FL", "zhvi_all_homes": 302454.70771265915, "zhvi_yoy_pct": -1.015, "zori_all_homes_plus_multifamily": 1643.3486950651125, "zori_yoy_pct": 1.836, "zori_previous_year_yoy_pct": 2.36, "zillow_heat_index": 38.0, "zillow_heat_index_yoy_change": 1.0, "population_2025_estimate": 359036, "population_2024_estimate": 357221, "population_growth_2024_25_pct": 0.508, "population_growth_2023_24_pct": 0.837, "net_domestic_migration_2025": 185, "net_international_migration_2025": 1566, "labor_force_aug2026": 166478.0, "labor_force_aug2025": 166002.0, "unemployment_aug2026_pct": 5.4, "unemployment_aug2025_pct": 5.0, "payroll_jobs_aug2026_thousands": 162.6, "payroll_jobs_aug2025_thousands": 161.7, "payroll_jobs_yoy_pct": 0.6, "unemployment_yoy_change_pp": 0.4, "permits_ytd_aug2026_one_unit": 839, "permits_ytd_aug2025_one_unit": 742, "permits_ytd_aug2026_two_units": 26, "permits_ytd_aug2025_two_units": 4, "permits_ytd_aug2026_three_four_units": 8, "permits_ytd_aug2025_three_four_units": 0, "permits_ytd_aug2026_five_plus_units": 1082, "permits_ytd_aug2025_five_plus_units": 849, "permits_ytd_aug2026_total_units": 1955, "permits_ytd_aug2025_total_units": 1595, "total_permits_ytd_yoy_pct": 22.571, "total_permits_2025": 3674, "permits_ytd_per_1000_population": 5.445, "annual_rental_vacancy_pct": null, "annual_rental_vacancy_status": "Not published for this MSA in HVS 75-metro table; no imputation", "current_mf_deliveries": null, "mf_deliveries_status": "Not covered by permit counts; requires completion data", "current_household_growth": null, "household_growth_status": "Population is not households; not sourced", "sale_to_final_list_ratio": null, "sale_to_list_status": "Not yet sourced on consistent metro basis", "distress_foreclosure_rate": null, "zori_sfr_2024_aug": 1916.1146613124192, "zori_sfr_2025_aug": 1945.645610001948, "zori_sfr_2026_aug": 2001.1407407407405, "zori_sfr_yoy_pct": 2.852, "zori_sfr_prior_yoy_pct": 1.541, "zori_sfr_yoy_acceleration_pp": 1.311, "zori_sfr_source": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_sfr_sm_month.csv", "zori_mfr_2024_aug": 1506.8376198211504, "zori_mfr_2025_aug": 1541.0349852906859, "zori_mfr_2026_aug": 1552.975034175967, "zori_mfr_yoy_pct": 0.775, "zori_mfr_prior_yoy_pct": 2.269, "zori_mfr_yoy_acceleration_pp": -1.494, "zori_mfr_source": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_mfr_sm_month.csv", "annual_rental_vacancy_2024_pct": null, "annual_rental_vacancy_2025_moe90_pp": null, "annual_rental_vacancy_period": "2025 annual; 11 months, excludes uncollected October", "rental_vacancy_source": null, "realtor_rental_period": null, "realtor_0_2bed_asking_rent": null, "realtor_0_2bed_rent_yoy_pct": null, "realtor_0_2bed_concession_pct": null, "realtor_rental_source": null, "distress_status": "Consistent current 22-MSA distress series not sourced", "mls_geography_caveat": "2013 MSA differs materially from current: Gainesville excludes Levy; Panama City includes Gulf instead of Washington. 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parcel/survey waterfront status not independently verified", "flood_zone_verified": null, "assessor_url": "https://ocpaweb.ocpafl.org/parcelsearch/Parcel%20ID/292325122301110", "parcel": "25-23-29-1223-01-110", "assessor_evidence": "Live Oct 3 refresh: use 0812 Duplex; ORG-R-2; 1970; 4 beds/4 baths; 2056 living/2508 gross sf; block/stucco; unincorporated", "legal_issue": "No original CO; official permit index has 10 entries, then CAPTCHA prevents details; existing zoning class not occupancy proof", "permit_url": "https://fasttrack.ocfl.net/onlineservices/Properties.aspx?PropHouse=6602&PropStreet=POT%20O%20GOLD", "permit_evidence": "Index: complete electrical E22017459, Dec 2022; B17002358/B17001339 residential 2017; H17000743 mechanical 2017; B08006552 residential 2008; T07050338 roof 2007; plumbing 1997; electrical 1992; 2017 rezoning withdrawn. Scope beyond index unverified.", "tax_current_2026_gross": 7572, "tax_current_assessed": 392621, "tax_current_just": 453070, "post_sale_tax_rate_screen": 0.0159798, "non_advalorem_annual": 914.56, "post_sale_tax_at_ask_screen": 9543.652, "post_sale_tax_basis": "100% of offer × official 2026 total of 15.9798 mills, plus $860 garbage/$54.56 lights. Conservative modeling proxy, assessor determines actual value.", "insurance_quote": null, "flood_quote": null, "upfront_capex": null, "condition": "1970 block/stucco; septic; public water; roof life/septic inspection unresolved", "decision": "Cleanest annual-lease and tax inputs among duplex screens, but ask requires substantial income-based discount and legal/insurance diligence" } }, { "id": "D03", "type": "duplex", "units": 2, "address": "1010/1012 Gerald Avenue, Lehigh Acres, FL 33936", "county": "Lee", "cbsa": "15980", "market": "Cape Coral-Fort Myers, FL", "listing_url": "https://www.coldwellbankerhomes.com/fl/lehigh-acres/1010-1012-gerald-ave/pid_72126861/", "listing_status_observation": "Active live Coldwell Banker October 3", "active_screen_included": true, "asking_price": 499000, "price_per_unit": 249500.0, "listing_beds": null, "listing_baths": null, "listing_sqft": 2398, "listing_year": 2025, "official_year": null, "official_assessed_units": 2, "legal_units_verified": false, "separate_metering_verified": false, "parcel": "22-44-27-L2-09033.0140", "modeled_monthly_gross_potential_rent": 3300, "current_monthly_rent_listing_claim": 3300, "scenario": "Stabilized annual-rental screen using advertised existing schedule", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 5400, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 3576, "flood_budget": 1500, "owner_utilities_budget": 0, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Existing stated August 2026 annual leases, no seller hypothetical uplift", "base": { "price": 499000, "annual_gross_potential_rent": 39600, "scheduled_monthly_per_unit": 1650.0, "original_base_annual_gross_potential_rent": 39600, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 36432.0, "tax_budget": 9980.0, "fixed_operating_costs": 16880.0, "management_base": 3643.2000000000003, "repairs_base": 2772.0000000000005, "operating_expenses": 23295.2, "operating_expense_ratio_pct": 63.941589811155026, "noi_before_reserve": 13136.8, "replacement_reserve": 1980.0, "after_reserve_cash_available": 11156.8, "cap_rate_pct": 2.6326252505010017, "after_reserve_unlevered_yield_pct": 2.2358316633266533, "annual_debt_service": 34531.90454777243, "conventional_DSCR": 0.3804250061512296, "after_reserve_DSCR": 0.32308672649564874, "after_reserve_BEO_pct": 157.58671309700455, "annual_after_reserve_cash_flow": -23375.10454777243, "monthly_after_reserve_cash_flow": -1947.9253789810357 }, "operating_stress": { "price": 499000, "annual_gross_potential_rent": 37620.0, "scheduled_monthly_per_unit": 1567.5, "original_base_annual_gross_potential_rent": 39600, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 34610.4, "tax_budget": 9980.0, "fixed_operating_costs": 16880.0, "management_base": 3643.2000000000003, "repairs_base": 2772.0000000000005, "operating_expenses": 23860.960000000003, "operating_expense_ratio_pct": 68.94158981115504, "noi_before_reserve": 10749.439999999999, "replacement_reserve": 1980.0, "after_reserve_cash_available": 8769.439999999999, "cap_rate_pct": 2.154196392785571, "after_reserve_unlevered_yield_pct": 1.757402805611222, "annual_debt_service": 34531.90454777243, "conventional_DSCR": 0.31129009942469044, "after_reserve_DSCR": 0.2539518197691096, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -25762.46454777243, "monthly_after_reserve_cash_flow": -2146.8720456477026 }, "rate_stress": { "price": 499000, "annual_gross_potential_rent": 39600, "scheduled_monthly_per_unit": 1650.0, "original_base_annual_gross_potential_rent": 39600, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 36432.0, "tax_budget": 9980.0, "fixed_operating_costs": 16880.0, "management_base": 3643.2000000000003, "repairs_base": 2772.0000000000005, "operating_expenses": 23295.2, "operating_expense_ratio_pct": 63.941589811155026, "noi_before_reserve": 13136.8, "replacement_reserve": 1980.0, "after_reserve_cash_available": 11156.8, "cap_rate_pct": 2.6326252505010017, "after_reserve_unlevered_yield_pct": 2.2358316633266533, "annual_debt_service": 37762.76244439766, "conventional_DSCR": 0.34787709239605497, "after_reserve_DSCR": 0.29544448758025593, "after_reserve_BEO_pct": 166.6519709438767, "annual_after_reserve_cash_flow": -26605.96244439766, "monthly_after_reserve_cash_flow": -2217.1635370331383 }, "combined_operating_rate_stress": { "price": 499000, "annual_gross_potential_rent": 37620.0, "scheduled_monthly_per_unit": 1567.5, "original_base_annual_gross_potential_rent": 39600, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 34610.4, "tax_budget": 9980.0, "fixed_operating_costs": 16880.0, "management_base": 3643.2000000000003, "repairs_base": 2772.0000000000005, "operating_expenses": 23860.960000000003, "operating_expense_ratio_pct": 68.94158981115504, "noi_before_reserve": 10749.439999999999, "replacement_reserve": 1980.0, "after_reserve_cash_available": 8769.439999999999, "cap_rate_pct": 2.154196392785571, "after_reserve_unlevered_yield_pct": 1.757402805611222, "annual_debt_service": 37762.76244439766, "conventional_DSCR": 0.28465714116724383, "after_reserve_DSCR": 0.2322245363514448, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -28993.32244439766, "monthly_after_reserve_cash_flow": -2416.110203699805 }, "maximum_offer_85_conditional": 198462.44951742628, "preferred_offer_80_conditional": 189008.76261024943, "maximum_offer_85_at_95_rate_conditional": 184446.07026028636, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "observed_listing_details": { "id": "D03", "address": "1010/1012 Gerald Avenue, Lehigh Acres, FL 33936", "county": "Lee", "metro": "Cape Coral-Fort Myers", "type": "duplex", "status": "Active live Coldwell Banker October 3", "ask": 499000, "price_per_unit": 249500, "listing_url": "https://www.coldwellbankerhomes.com/fl/lehigh-acres/1010-1012-gerald-ave/pid_72126861/", "mls": "2026027378", "days_on_market_display": 102, "days_basis": "Added-to-site days, not assured cumulative MLS DOM", "listing_update": "2026-08-25", "cuts": "Not established", "year_built": 2025, "living_sqft": 2398, "mix": "Two 1199 sf units; listing has 6 beds total, county has 4 beds/4 baths; likely den/bedroom discrepancy needs plans", "assessed_units": 2, "legal_units_confirmed": null, "in_place_monthly_rent_claim": 3300, "annual_gross_rent_claim": 39600, "lease_expiries": [ "Annual terms began August 2026; exact expiry unknown" ], "actual_collections_verified": false, "conservative_monthly_screen": 3300, "rent_basis": "Existing stated August 2026 annual leases, no seller hypothetical uplift", "meters": "Separate meters not verified; tenants pay electricity per listing", "utilities_owner_annual_screen": 0, "utilities_caveat": "Well/septic maintenance and common electricity remain owner budget risks; $0 municipal utility assumption is not zero operating cost", "hoa_monthly_claim": 0, "waterfront": false, "waterfront_basis": "Live listing: None", "flood_zone_verified": null, "assessor_url": "https://www.leepa.org/Display/DisplayParcel.aspx?FolioID=10380662&PropertyDetailsCurrent=True&PermitDetails=True#PermitDetails", "parcel": "22-44-27-L2-09033.0140", "assessor_evidence": "Live official, current Oct 2: improvement 27 Duplex; 2 living units; 2025; 2398 sf; 4 beds/4 baths", "legal_issue": "New construction permit RES2024-03891 indexed; Accela blocked public portal after one reload, no CO retrieved; bedroom discrepancy unresolved", "permit_url": "https://aca-prod.accela.com/LEECO/cap/CapDetail.aspx?type=1000&Module=Permitting&capID1=&ALTID=RES2024-03891", "zoning_listing": "RM-2", "post_sale_tax_rate_screen": 0.02, "tax_basis": "Modeled 2% of offer until 2026 levy and fire/drainage/garbage assessments obtained; new-build historical tax invalid", "non_advalorem_annual": null, "insurance_quote": null, "flood_quote": null, "upfront_capex": null, "flood_evidence": "Lee card shows panel 071C0338F dated Aug 28, 2008 and evacuation NC; not a verified FEMA zone", "decision": "Current annual-lease/new-build benchmark; no financial justification from projected rents, resolve 4 versus 6 bedrooms" } }, { "id": "D04", "type": "duplex", "units": 2, "address": "1255 NE 110th Terrace, Miami, FL 33161", "county": "Miami-Dade", "cbsa": "33100", "market": "Miami-Fort Lauderdale-West Palm Beach, FL", "listing_url": "https://www.zillow.com/homedetails/1255-NE-110th-Ter-Miami-FL-33161/44136838_zpid/", "listing_status_observation": "For sale live Zillow October 3", "active_screen_included": true, "asking_price": 639000, "price_per_unit": 319500.0, "listing_beds": null, "listing_baths": null, "listing_sqft": 1706, "listing_year": 1967, "official_year": null, "official_assessed_units": null, "legal_units_verified": false, "separate_metering_verified": false, "parcel": "30-2232-010-0190", "modeled_monthly_gross_potential_rent": 5100, "current_monthly_rent_listing_claim": 5100, "scenario": "Stabilized annual-rental screen using advertised existing schedule", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 9000, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 5975, "flood_budget": 1500, "owner_utilities_budget": 2400, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Advertised existing rents only; no leases, ledger, or actual collection proof", "base": { "price": 639000, "annual_gross_potential_rent": 61200, "scheduled_monthly_per_unit": 2550.0, "original_base_annual_gross_potential_rent": 61200, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 56304.0, "tax_budget": 12780.0, "fixed_operating_costs": 25680.0, "management_base": 5630.400000000001, "repairs_base": 4284.0, "operating_expenses": 35594.4, "operating_expense_ratio_pct": 63.21824381926684, "noi_before_reserve": 20709.6, "replacement_reserve": 3060.0, "after_reserve_cash_available": 17649.6, "cap_rate_pct": 3.2409389671361497, "after_reserve_unlevered_yield_pct": 2.76206572769953, "annual_debt_service": 44220.21444093503, "conventional_DSCR": 0.4683288007945286, "after_reserve_DSCR": 0.3991296791103214, "after_reserve_BEO_pct": 140.2400407424383, "annual_after_reserve_cash_flow": -26570.61444093503, "monthly_after_reserve_cash_flow": -2214.217870077919 }, "operating_stress": { "price": 639000, "annual_gross_potential_rent": 58140.0, "scheduled_monthly_per_unit": 2422.5, "original_base_annual_gross_potential_rent": 61200, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 53488.8, "tax_budget": 12780.0, "fixed_operating_costs": 25680.0, "management_base": 5630.400000000001, "repairs_base": 4284.0, "operating_expenses": 36489.12, "operating_expense_ratio_pct": 68.21824381926685, "noi_before_reserve": 16999.68, "replacement_reserve": 3060.0, "after_reserve_cash_available": 13939.68, "cap_rate_pct": 2.660356807511737, "after_reserve_unlevered_yield_pct": 2.1814835680751177, "annual_debt_service": 44220.21444093503, "conventional_DSCR": 0.3844323284028051, "after_reserve_DSCR": 0.3152332067185979, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -30280.53444093503, "monthly_after_reserve_cash_flow": -2523.377870077919 }, "rate_stress": { "price": 639000, "annual_gross_potential_rent": 61200, "scheduled_monthly_per_unit": 2550.0, "original_base_annual_gross_potential_rent": 61200, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 56304.0, "tax_budget": 12780.0, "fixed_operating_costs": 25680.0, "management_base": 5630.400000000001, "repairs_base": 4284.0, "operating_expenses": 35594.4, "operating_expense_ratio_pct": 63.21824381926684, "noi_before_reserve": 20709.6, "replacement_reserve": 3060.0, "after_reserve_cash_available": 17649.6, "cap_rate_pct": 3.2409389671361497, "after_reserve_unlevered_yield_pct": 2.76206572769953, "annual_debt_service": 48357.52545484991, "conventional_DSCR": 0.428260127150964, "after_reserve_DSCR": 0.3649814549853041, "after_reserve_BEO_pct": 147.75149864714942, "annual_after_reserve_cash_flow": -30707.92545484991, "monthly_after_reserve_cash_flow": -2558.993787904159 }, "combined_operating_rate_stress": { "price": 639000, "annual_gross_potential_rent": 58140.0, "scheduled_monthly_per_unit": 2422.5, "original_base_annual_gross_potential_rent": 61200, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 53488.8, "tax_budget": 12780.0, "fixed_operating_costs": 25680.0, "management_base": 5630.400000000001, "repairs_base": 4284.0, "operating_expenses": 36489.12, "operating_expense_ratio_pct": 68.21824381926685, "noi_before_reserve": 16999.68, "replacement_reserve": 3060.0, "after_reserve_cash_available": 13939.68, "cap_rate_pct": 2.660356807511737, "after_reserve_unlevered_yield_pct": 2.1814835680751177, "annual_debt_service": 48357.52545484991, "conventional_DSCR": 0.3515415613206291, "after_reserve_DSCR": 0.2882628891549692, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -34417.84545484991, "monthly_after_reserve_cash_flow": -2868.153787904159 }, "maximum_offer_85_conditional": 285716.520657596, "preferred_offer_80_conditional": 267033.7322287154, "maximum_offer_85_at_95_rate_conditional": 265537.8363608687, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "observed_listing_details": { "id": "D04", "address": "1255 NE 110th Terrace, Miami, FL 33161", "county": "Miami-Dade", "metro": "South Florida", "type": "duplex", "status": "For sale live Zillow October 3", "ask": 639000, "price_per_unit": 319500, "listing_url": "https://www.zillow.com/homedetails/1255-NE-110th-Ter-Miami-FL-33161/44136838_zpid/", "supplemental_listing_url": "https://www.compass.com/homedetails/1255-NE-110th-Ter-Miami-FL-33161/1CIXHG_pid/", "mls": "A11868974", "days_on_market_display": 397, "listing_start": "2025-08-31", "cuts": "$660k to $639k, Aug 6, 2026", "year_built": 1967, "living_sqft": 1706, "mix": "3/1 plus 2/1 per older listing; current 5 beds/2 baths", "assessed_units": null, "legal_units_confirmed": null, "in_place_monthly_rent_claim": 5100, "annual_gross_rent_claim": 61200, "lease_expiries": null, "actual_collections_verified": false, "conservative_monthly_screen": 5100, "rent_basis": "Advertised existing rents only; no leases, ledger, or actual collection proof", "meters": "Compass separate-meter Yes claim; actual meters/bills not verified", "utilities_owner_annual_screen": 2400, "hoa_monthly_claim": 0, "waterfront": "Not advertised; unverified", "flood_zone_verified": null, "parcel": "30-2232-010-0190", "assessor_search_url": "https://www.miamidade.gov/propertysearch/", "assessor_blocker": "Official search tab loaded title but DOM/frame timed out twice; no parcel data acquired", "secondary_record_url": "https://www.propertyshark.com/mason/Property/26042300/1255-NE-110-Ter-Miami-FL-33161/", "secondary_record": "Third-party tax data says 2 units/3 beds/2 baths/1967 and AE flood, not officially verified. Be careful: Terrace vs 110th Street, a different property.", "tax_2025_listing": 8479, "post_sale_tax_rate_screen": 0.02, "non_advalorem_annual": null, "insurance_quote": null, "flood_quote": null, "upfront_capex": null, "decision": "Listing-only South Florida price/income benchmark; significant wind/flood/bedroom/legal verification remains" } }, { "id": "D05", "type": "duplex", "units": 2, "address": "3701 W Brainerd Street A & B, Pensacola, FL 32505", "county": "Escambia", "cbsa": "37860", "market": "Pensacola-Ferry Pass-Brent, FL", "listing_url": "https://www.byowner.com/multifamily/pensacola/3701-w-brainerd-st-fl-32505-688183", "listing_status_observation": "Active live By Owner October 3; source updated October 2, 23:51", "active_screen_included": true, "asking_price": 252000, "price_per_unit": 126000.0, "listing_beds": null, "listing_baths": null, "listing_sqft": 1356, "listing_year": 1938, "official_year": null, "official_assessed_units": null, "legal_units_verified": false, "separate_metering_verified": false, "parcel": "332S301300125001", "modeled_monthly_gross_potential_rent": 2100, "current_monthly_rent_listing_claim": 2100, "scenario": "Stabilized annual-rental screen using advertised existing schedule", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 5600, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 3702, "flood_budget": 1500, "owner_utilities_budget": 2400, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Advertised existing rents, no increase", "base": { "price": 252000, "annual_gross_potential_rent": 25200, "scheduled_monthly_per_unit": 1050.0, "original_base_annual_gross_potential_rent": 25200, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 23184.0, "tax_budget": 5040.0, "fixed_operating_costs": 14540.0, "management_base": 2318.4, "repairs_base": 1764.0000000000002, "operating_expenses": 18622.4, "operating_expense_ratio_pct": 80.32436162870947, "noi_before_reserve": 4561.5999999999985, "replacement_reserve": 1260.0, "after_reserve_cash_available": 3301.5999999999985, "cap_rate_pct": 1.8101587301587296, "after_reserve_unlevered_yield_pct": 1.3101587301587296, "annual_debt_service": 17438.95780769269, "conventional_DSCR": 0.26157526443396645, "after_reserve_DSCR": 0.1893232403225148, "after_reserve_BEO_pct": 154.33402913444746, "annual_after_reserve_cash_flow": -14137.35780769269, "monthly_after_reserve_cash_flow": -1178.1131506410575 }, "operating_stress": { "price": 252000, "annual_gross_potential_rent": 23940.0, "scheduled_monthly_per_unit": 997.5, "original_base_annual_gross_potential_rent": 25200, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 22024.8, "tax_budget": 5040.0, "fixed_operating_costs": 14540.0, "management_base": 2318.4, "repairs_base": 1764.0000000000002, "operating_expenses": 18792.52, "operating_expense_ratio_pct": 85.32436162870945, "noi_before_reserve": 3232.279999999999, "replacement_reserve": 1260.0, "after_reserve_cash_available": 1972.2799999999988, "cap_rate_pct": 1.2826507936507932, "after_reserve_unlevered_yield_pct": 0.7826507936507932, "annual_debt_service": 17438.95780769269, "conventional_DSCR": 0.1853482321388594, "after_reserve_DSCR": 0.11309620802740775, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -15466.67780769269, "monthly_after_reserve_cash_flow": -1288.8898173077241 }, "rate_stress": { "price": 252000, "annual_gross_potential_rent": 25200, "scheduled_monthly_per_unit": 1050.0, "original_base_annual_gross_potential_rent": 25200, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 23184.0, "tax_budget": 5040.0, "fixed_operating_costs": 14540.0, "management_base": 2318.4, "repairs_base": 1764.0000000000002, "operating_expenses": 18622.4, "operating_expense_ratio_pct": 80.32436162870947, "noi_before_reserve": 4561.5999999999985, "replacement_reserve": 1260.0, "after_reserve_cash_available": 3301.5999999999985, "cap_rate_pct": 1.8101587301587296, "after_reserve_unlevered_yield_pct": 1.3101587301587296, "annual_debt_service": 19070.57341881405, "conventional_DSCR": 0.23919574413529476, "after_reserve_DSCR": 0.1731253658446793, "after_reserve_BEO_pct": 161.5281014938891, "annual_after_reserve_cash_flow": -15768.97341881405, "monthly_after_reserve_cash_flow": -1314.0811182345042 }, "combined_operating_rate_stress": { "price": 252000, "annual_gross_potential_rent": 23940.0, "scheduled_monthly_per_unit": 997.5, "original_base_annual_gross_potential_rent": 25200, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 22024.8, "tax_budget": 5040.0, "fixed_operating_costs": 14540.0, "management_base": 2318.4, "repairs_base": 1764.0000000000002, "operating_expenses": 18792.52, "operating_expense_ratio_pct": 85.32436162870945, "noi_before_reserve": 3232.279999999999, "replacement_reserve": 1260.0, "after_reserve_cash_available": 1972.2799999999988, "cap_rate_pct": 1.2826507936507932, "after_reserve_unlevered_yield_pct": 0.7826507936507932, "annual_debt_service": 19070.57341881405, "conventional_DSCR": 0.16949044630253213, "after_reserve_DSCR": 0.10342006801191665, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -17098.29341881405, "monthly_after_reserve_cash_flow": -1424.8577849011708 }, "maximum_offer_85_conditional": 75715.60988550563, "preferred_offer_80_conditional": 63002.920870083166, "maximum_offer_85_at_95_rate_conditional": 70591.76778731789, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "observed_listing_details": { "id": "D05", "address": "3701 W Brainerd Street A & B, Pensacola, FL 32505", "county": "Escambia", "metro": "Pensacola", "type": "duplex", "status": "Active live ByOwner October 3; source updated October 2, 23:51", "ask": 252000, "price_per_unit": 126000, "listing_url": "https://www.byowner.com/multifamily/pensacola/3701-w-brainerd-st-fl-32505-688183", "supplemental_listing_url": "https://www.compass.com/homedetails/3701-W-Brainerd-St-Unit-A-B-Pensacola-FL-32505/GZAP2_pid/", "mls": "688183", "listing_start": "2026-08-28", "days_on_market_display": null, "calendar_days_since_listing": 36, "cuts": "None observed", "year_built": 1938, "year_caveat": "Older Redfin record of 1955 conflicts", "living_sqft": 1356, "mix": "Two 2/1s", "assessed_units": null, "legal_units_confirmed": null, "in_place_monthly_rent_claim": 2100, "annual_gross_rent_claim": 25200, "unit_rents": [ 900, 1200 ], "lease_expiries": null, "actual_collections_verified": false, "conservative_monthly_screen": 2100, "rent_basis": "Advertised existing rents, no increase", "meters": "Unknown", "utilities_owner_annual_screen": 2400, "hoa": "Unknown", "waterfront": "Not advertised; unverified", "flood_zone_verified": null, "parcel": "332S301300125001", "assessor_search_url": "https://escpa.org/", "assessor_evidence": "No parcel-level official record retrieved", "post_sale_tax_rate_screen": 0.02, "non_advalorem_annual": null, "insurance_quote": null, "flood_quote": null, "upfront_capex": null, "condition": "1938 frame/off-grade; roof age and termite/wind resistance unknown", "decision": "Panhandle listing-only annual-income price benchmark; not legal-qualified" } }, { "id": "T01", "type": "triplex", "units": 3, "address": "4265 SW 51st Street #1-3, Dania Beach, FL 33314", "county": "Broward", "cbsa": "33100", "market": "Miami-Fort Lauderdale-West Palm Beach, FL", "listing_url": "https://www.zillow.com/homedetails/4265-Sw-51st-St-1-3-Fort-Lauderdale-FL-33314/2098328526_zpid/", "listing_status_observation": "Active on live Zillow and Compass, observed October 3", "active_screen_included": true, "asking_price": 769000, "price_per_unit": 256333.33333333334, "listing_beds": null, "listing_baths": null, "listing_sqft": 2362, "listing_year": 1961, "official_year": null, "official_assessed_units": 3, "legal_units_verified": false, "separate_metering_verified": false, "parcel": "504136020122", "modeled_monthly_gross_potential_rent": 4960, "current_monthly_rent_listing_claim": 4960, "scenario": "Stabilized annual-rental screen using advertised existing schedule", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 12300, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 6136, "flood_budget": 1500, "owner_utilities_budget": 3600, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Use disclosed existing unit rents without upside. Need leases, ledger and estoppels; documents advertised available but not supplied.", "base": { "price": 769000, "annual_gross_potential_rent": 59520, "scheduled_monthly_per_unit": 1653.3333333333333, "original_base_annual_gross_potential_rent": 59520, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 54758.4, "tax_budget": 15380.0, "fixed_operating_costs": 32780.0, "management_base": 5475.84, "repairs_base": 4166.400000000001, "operating_expenses": 42422.240000000005, "operating_expense_ratio_pct": 77.47165731650306, "noi_before_reserve": 12336.159999999996, "replacement_reserve": 2976.0, "after_reserve_cash_available": 9360.159999999996, "cap_rate_pct": 1.6041820546163845, "after_reserve_unlevered_yield_pct": 1.2171859557867355, "annual_debt_service": 53216.502198871734, "conventional_DSCR": 0.2318108009786021, "after_reserve_DSCR": 0.17588829805124706, "after_reserve_BEO_pct": 173.8704118109165, "annual_after_reserve_cash_flow": -43856.34219887174, "monthly_after_reserve_cash_flow": -3654.6951832393115 }, "operating_stress": { "price": 769000, "annual_gross_potential_rent": 56544.0, "scheduled_monthly_per_unit": 1570.6666666666667, "original_base_annual_gross_potential_rent": 59520, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 52020.48, "tax_budget": 15380.0, "fixed_operating_costs": 32780.0, "management_base": 5475.84, "repairs_base": 4166.400000000001, "operating_expenses": 42902.15200000001, "operating_expense_ratio_pct": 82.47165731650306, "noi_before_reserve": 9118.327999999994, "replacement_reserve": 2976.0, "after_reserve_cash_available": 6142.327999999994, "cap_rate_pct": 1.1857383615084518, "after_reserve_unlevered_yield_pct": 0.7987422626788029, "annual_debt_service": 53216.502198871734, "conventional_DSCR": 0.17134399337116366, "after_reserve_DSCR": 0.11542149044380862, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -47074.17419887174, "monthly_after_reserve_cash_flow": -3922.8478499059784 }, "rate_stress": { "price": 769000, "annual_gross_potential_rent": 59520, "scheduled_monthly_per_unit": 1653.3333333333333, "original_base_annual_gross_potential_rent": 59520, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 54758.4, "tax_budget": 15380.0, "fixed_operating_costs": 32780.0, "management_base": 5475.84, "repairs_base": 4166.400000000001, "operating_expenses": 42422.240000000005, "operating_expense_ratio_pct": 77.47165731650306, "noi_before_reserve": 12336.159999999996, "replacement_reserve": 2976.0, "after_reserve_cash_available": 9360.159999999996, "cap_rate_pct": 1.6041820546163845, "after_reserve_unlevered_yield_pct": 1.2171859557867355, "annual_debt_service": 58195.51967884128, "conventional_DSCR": 0.21197783039104257, "after_reserve_DSCR": 0.16083987309770795, "after_reserve_BEO_pct": 183.16517263821922, "annual_after_reserve_cash_flow": -48835.35967884128, "monthly_after_reserve_cash_flow": -4069.613306570107 }, "combined_operating_rate_stress": { "price": 769000, "annual_gross_potential_rent": 56544.0, "scheduled_monthly_per_unit": 1570.6666666666667, "original_base_annual_gross_potential_rent": 59520, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 52020.48, "tax_budget": 15380.0, "fixed_operating_costs": 32780.0, "management_base": 5475.84, "repairs_base": 4166.400000000001, "operating_expenses": 42902.15200000001, "operating_expense_ratio_pct": 82.47165731650306, "noi_before_reserve": 9118.327999999994, "replacement_reserve": 2976.0, "after_reserve_cash_available": 6142.327999999994, "cap_rate_pct": 1.1857383615084518, "after_reserve_unlevered_yield_pct": 0.7987422626788029, "annual_debt_service": 58195.51967884128, "conventional_DSCR": 0.15668436419711593, "after_reserve_DSCR": 0.10554640690378131, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -52053.191678841285, "monthly_after_reserve_cash_flow": -4337.765973236774 }, "maximum_offer_85_conditional": 232295.936710053, "preferred_offer_80_conditional": 205286.3855823777, "maximum_offer_85_at_95_rate_conditional": 215890.0727456723, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "observed_listing_details": { "id": "T01", "address": "4265 SW 51st Street #1-3, Dania Beach, FL 33314", "county": "Broward", "metro": "South Florida", "status": "Active on live Zillow and Compass, observed October 3", "classification": "county_assessed_triplex_legal_use_unverified", "ask": 769000, "price_per_unit": 256333.33, "listing_url": "https://www.zillow.com/homedetails/4265-Sw-51st-St-1-3-Fort-Lauderdale-FL-33314/2098328526_zpid/", "financial_listing_url": "https://www.compass.com/homedetails/4265-SW-51st-St-Unit-13-Dania-Beach-FL-33314/1CHFPQ_pid/", "mls": "B26036904", "listing_update": "2026-09-14 13:17 on live Compass", "days_on_market_display": 121, "listing_start": "2026-06-04", "price_cuts": "None displayed; $769,000 since June 4", "year_built": 1961, "year_source": "BCPA independently confirmed", "living_sqft": 2362, "unit_count_listing": 3, "unit_count_assessor": 3, "unit_count_legal_confirmed": null, "unit_mix": [ { "unit": "1", "beds": 2, "baths": 1, "sqft": 850, "advertised_actual_monthly_rent": 1850, "lease_expiry": "2027-02-28", "term_months": 12 }, { "unit": "2", "beds": 3, "baths": 1, "sqft": 1051, "advertised_actual_monthly_rent": 1960, "lease_expiry": "2026-12-31", "term_months": 24 }, { "unit": "3", "beds": 1, "baths": 1, "sqft": 462, "advertised_actual_monthly_rent": 1150, "lease_expiry": "2026-12-31", "term_months": 12 } ], "occupancy_claim": "All three leased on annual/multiyear leases, listing claim only", "in_place_monthly_rent_claim": 4960, "annual_gross_rent_claim": 59520, "actual_collections_verified": false, "conservative_monthly_rent_screen": 4960, "rent_basis": "Use disclosed existing unit rents without upside. Need leases, ledger and estoppels; documents advertised available but not supplied.", "broker_noi_claim": 41983, "broker_annual_expense_claim": 17537, "financial_data_errors": "Compass duplicates annual gross as Monthly Income and labels $41,983 Gross Operating Income in another field. Use sum of rents $4,960/mo; do not import mislabeled values.", "utilities": "Listing states three meters, separate electricity and water; tenants pay electricity/water. Sewer public. Owner landscape, trash/common costs still need confirmation.", "hoa_monthly_claim": 0, "waterfront": false, "waterfront_source": "Live Compass Waterfront No; Zillow Waterfront None", "str_base_case": false, "assessor_parcel": "504136020122", "assessor_url": "https://web.bcpa.net/bcpaclient/#/Record-Search", "assessor_building_card_url": "https://web.bcpa.net/RecBuildingCard.asp?folio=504136020122&taxyear=2026", "assessor_observation": "Live parcel search matched address; 3 units, use 08 multifamily under 10, 1961, 2,362 adjusted sf, RD-8000, 11,376 land sf. Record is tax evidence only.", "zoning_record": "RD-8000", "zoning_issue": "Dania code calls R-D 8000 Two-Family Residential District; three assessed units do not establish lawful triplex use. Need city confirmation of lawful nonconforming use and restoration/rebuild rights.", "zoning_code_url": "https://library.municode.com/fl/dania_beach/codes/code_of_ordinances?nodeId=COORDABEFL_CH28LADECO_PT1USRE_ART115INDIPEPRSPEXUSCOUS_S115-20HOUSAR", "permit_evidence": "Dania public address search returned six records: roof, fence, doors and plumbing; no original three-unit CO found. Roof 2021-00001487 has final pass 2021-10-14 and completed status 2022-09-06. Fence 2019-00000646 final pass 2019-04-26. These are limited-scope permits, not occupancy approval.", "roof_permit_url": "https://cityofdaniabeachfl.nwerp.tylerapp.com/nwprod/eSuite.Permits/ContractorPermitDetailsPage/ContractorPermitDetails.aspx?id=92796", "fence_permit_url": "https://cityofdaniabeachfl.nwerp.tylerapp.com/nwprod/eSuite.Permits/ContractorPermitDetailsPage/ContractorPermitDetails.aspx?id=85457", "tax_2025_official": 10893.17, "current_assessed_value_2026": 439100, "tax_reset_warning": true, "millage_verified": null, "non_advalorem_annual_verified": null, "flood_zone_verified": null, "insurance_quote": null, "upfront_capex_verified": null, "unknown_costs": [ "Insurance/wind/flood quote", "Post-sale tax", "Two dated unit renovations", "Sewer/plumbing condition", "Owner services and common utilities", "Legal/nonconforming validation" ], "diligence_blockers": [ "Lawful third-unit status and rebuild rights", "Rent collection/lease confirmation", "Inspection and renovation bids", "Insurance and flood evidence" ], "decision": "Conditional watchlist only; strongest disclosed rent roll, but zoning obstacle and asking-price financing require conservative analysis" } }, { "id": "T02", "type": "triplex", "units": 3, "address": "5200-5208 NW 16th Street, Lauderhill, FL 33313", "county": "Broward", "cbsa": "33100", "market": "Miami-Fort Lauderdale-West Palm Beach, FL", "listing_url": "https://www.zillow.com/homedetails/5200-NW-16th-St-Fort-Lauderdale-FL-33313/2071272879_zpid/", "listing_status_observation": "For sale on live Zillow, observed October 3", "active_screen_included": true, "asking_price": 709500, "price_per_unit": 236500.0, "listing_beds": null, "listing_baths": null, "listing_sqft": 2399, "listing_year": 1971, "official_year": null, "official_assessed_units": 3, "legal_units_verified": false, "separate_metering_verified": false, "parcel": "494135210180", "modeled_monthly_gross_potential_rent": 5198, "current_monthly_rent_listing_claim": null, "scenario": "Stabilized annual-rental screen using advertised existing schedule", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 12300, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 6136, "flood_budget": 1500, "owner_utilities_budget": 3600, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Lower of the two advertised triplex totals; provisional until address-specific rent roll. No upside used.", "base": { "price": 709500, "annual_gross_potential_rent": 62376, "scheduled_monthly_per_unit": 1732.6666666666667, "original_base_annual_gross_potential_rent": 62376, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 57385.920000000006, "tax_budget": 14190.0, "fixed_operating_costs": 31590.0, "management_base": 5738.592000000001, "repairs_base": 4366.320000000001, "operating_expenses": 41694.912, "operating_expense_ratio_pct": 72.65704200612275, "noi_before_reserve": 15691.008000000009, "replacement_reserve": 3118.8, "after_reserve_cash_available": 12572.20800000001, "cap_rate_pct": 2.211558562367866, "after_reserve_unlevered_yield_pct": 1.7719813953488386, "annual_debt_service": 49098.97049427763, "conventional_DSCR": 0.3195791651441808, "after_reserve_DSCR": 0.25605848500357603, "after_reserve_BEO_pct": 157.06555672102806, "annual_after_reserve_cash_flow": -36526.76249427762, "monthly_after_reserve_cash_flow": -3043.8968745231346 }, "operating_stress": { "price": 709500, "annual_gross_potential_rent": 59257.2, "scheduled_monthly_per_unit": 1646.033333333333, "original_base_annual_gross_potential_rent": 62376, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 54516.623999999996, "tax_budget": 14190.0, "fixed_operating_costs": 31590.0, "management_base": 5738.592000000001, "repairs_base": 4366.320000000001, "operating_expenses": 42335.99759999999, "operating_expense_ratio_pct": 77.65704200612274, "noi_before_reserve": 12180.626400000008, "replacement_reserve": 3118.8, "after_reserve_cash_available": 9061.826400000009, "cap_rate_pct": 1.7167901902748428, "after_reserve_unlevered_yield_pct": 1.2772130232558152, "annual_debt_service": 49098.97049427763, "conventional_DSCR": 0.24808313244408314, "after_reserve_DSCR": 0.18456245230347842, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -40037.144094277624, "monthly_after_reserve_cash_flow": -3336.428674523135 }, "rate_stress": { "price": 709500, "annual_gross_potential_rent": 62376, "scheduled_monthly_per_unit": 1732.6666666666667, "original_base_annual_gross_potential_rent": 62376, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 57385.920000000006, "tax_budget": 14190.0, "fixed_operating_costs": 31590.0, "management_base": 5738.592000000001, "repairs_base": 4366.320000000001, "operating_expenses": 41694.912, "operating_expense_ratio_pct": 72.65704200612275, "noi_before_reserve": 15691.008000000009, "replacement_reserve": 3118.8, "after_reserve_cash_available": 12572.20800000001, "cap_rate_pct": 2.211558562367866, "after_reserve_unlevered_yield_pct": 1.7719813953488386, "annual_debt_service": 53692.74539939907, "conventional_DSCR": 0.2922370216549892, "after_reserve_DSCR": 0.23415096222926082, "after_reserve_BEO_pct": 165.24850262814593, "annual_after_reserve_cash_flow": -41120.537399399065, "monthly_after_reserve_cash_flow": -3426.711449949922 }, "combined_operating_rate_stress": { "price": 709500, "annual_gross_potential_rent": 59257.2, "scheduled_monthly_per_unit": 1646.033333333333, "original_base_annual_gross_potential_rent": 62376, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 54516.623999999996, "tax_budget": 14190.0, "fixed_operating_costs": 31590.0, "management_base": 5738.592000000001, "repairs_base": 4366.320000000001, "operating_expenses": 42335.99759999999, "operating_expense_ratio_pct": 77.65704200612274, "noi_before_reserve": 12180.626400000008, "replacement_reserve": 3118.8, "after_reserve_cash_available": 9061.826400000009, "cap_rate_pct": 1.7167901902748428, "after_reserve_unlevered_yield_pct": 1.2772130232558152, "annual_debt_service": 53692.74539939907, "conventional_DSCR": 0.22685795463415312, "after_reserve_DSCR": 0.16877189520842473, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -44630.91899939906, "monthly_after_reserve_cash_flow": -3719.2432499499214 }, "maximum_offer_85_conditional": 251281.809648332, "preferred_offer_80_conditional": 224496.67120568277, "maximum_offer_85_at_95_rate_conditional": 233535.07139625674, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "observed_listing_details": { "id": "T02", "address": "5200-5208 NW 16th Street, Lauderhill, FL 33313", "marketing_address": "5200 NW 16th St, Fort Lauderdale, FL 33313", "county": "Broward", "metro": "South Florida", "status": "For sale on live Zillow, observed October 3", "classification": "county_assessed_triplex_legal_use_unverified", "ask": 709500, "price_per_unit": 236500, "listing_url": "https://www.zillow.com/homedetails/5200-NW-16th-St-Fort-Lauderdale-FL-33313/2071272879_zpid/", "supplemental_listing_url": "https://www.trulia.com/home/5200-nw-16th-st-fort-lauderdale-fl-33313-2071272879", "mls": "A12015138", "days_on_market_display": 146, "listing_start": "2026-05-09 price history; date-on-market field says May 7", "price_cuts": "Initial $799,999; numerous small changes. Latest live cut $400 on Sep 28 from $709,900 to $709,500; Sep 22 had reached $708,000 before a Sep 24 increase.", "freshness_warning": "Search cache showed $710,000; live browser supersedes it", "year_built": 1971, "year_source": "BCPA independently confirmed", "living_sqft": 2399, "unit_count_listing": 3, "unit_count_assessor": 3, "unit_count_legal_confirmed": null, "unit_mix": [ { "count": 2, "beds": 2, "baths": 1 }, { "count": 1, "beds": 2, "baths": 2 } ], "occupancy_claim": "Annual-lease tenants; no per-unit lease/expiry or collection evidence", "in_place_monthly_rent_claim": null, "annual_gross_rent_claim": null, "rent_ambiguity": "Shared marketing for adjacent 5200/5210 states triplex #1 $5,645/mo and #2 $5,198/mo but does not explicitly map the labels to addresses. Do not attribute the full portfolio $10,843 or projected $14,000 to this parcel.", "conservative_monthly_rent_screen": 5198, "rent_basis": "Lower of the two advertised triplex totals; provisional until address-specific rent roll. No upside used.", "actual_collections_verified": false, "lease_expiries": null, "utilities": "Current listing rent includes water, trash and gardener. Electricity metering appears in older Crexi listing but not verified current; treat as unresolved. Sewer public.", "hoa_monthly_claim": 0, "waterfront": false, "waterfront_source": "Current Trulia MLS data: not on waterfront", "str_base_case": false, "assessor_parcel": "494135210180", "assessor_url": "https://web.bcpa.net/bcpaclient/#/Record-Search", "assessor_building_card_url": "https://web.bcpa.net/RecBuildingCard.asp?folio=494135210180&taxyear=2026", "assessor_observation": "Live county record matched 5200-5208 NW 16 Street Lauderhill; 3 units, 1971, 2,399 adjusted sf, 9,568 land sf; multifamily <10; RM-8.", "zoning_record": "RM-8", "permit_evidence": "BCPA building card has no listed permit/CO rows and warns records may be incomplete. Its Lauderhill permit link returned 502 connection closed. No legal unit-count approval obtained.", "permit_lookup_url": "https://egov.lauderhill-fl.gov/eGovPlus83/permit/perm_status.aspx", "tax_2025_official": 12671.42, "current_assessed_value_2026": 492840, "tax_reset_warning": true, "millage_verified": null, "non_advalorem_annual_verified": null, "flood_zone_verified": null, "insurance_quote": null, "upfront_capex_verified": null, "unknown_costs": [ "Insurance/wind/flood quote", "Post-sale tax", "Water/sewer/trash/gardener bills", "Roof age", "Plumbing condition", "Unit-specific electric metering" ], "diligence_blockers": [ "Address-specific rent roll and lease expiries", "Lawful triplex and density/nonconforming evidence", "Roof, plumbing and electrical inspection", "Owner utility costs" ], "decision": "Conditional watchlist only; do not price using portfolio pro forma" } }, { "id": "T03", "type": "triplex", "units": 3, "address": "1403 College Park Lane, Tampa, FL 33612", "county": "Hillsborough", "cbsa": "45300", "market": "Tampa-St. Petersburg-Clearwater, FL", "listing_url": "https://www.zillow.com/homedetails/1403-College-Park-Ln-Tampa-FL-33612/68584666_zpid/", "listing_status_observation": "For sale on live Zillow, observed October 3", "active_screen_included": true, "asking_price": 440000, "price_per_unit": 146666.66666666666, "listing_beds": null, "listing_baths": null, "listing_sqft": 1656, "listing_year": 1965, "official_year": null, "official_assessed_units": 3, "legal_units_verified": false, "separate_metering_verified": false, "parcel": "U-07-28-19-1GN-D00000-00008.4", "modeled_monthly_gross_potential_rent": null, "current_monthly_rent_listing_claim": 4150, "scenario": "Stabilized annual-rental screen using advertised existing schedule", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 7100, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 3525, "flood_budget": 1500, "owner_utilities_budget": 3600, "hoa_budget_included": 3276, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Do not underwrite $4,150 as current collected income. If exactly one unit vacant, known potential in-place aggregate could range $2,250-$3,150 depending on which. Obtain unit-level status first.", "base": null, "observed_listing_details": { "id": "T03", "address": "1403 College Park Lane, Tampa, FL 33612", "county": "Hillsborough", "metro": "Tampa Bay", "status": "For sale on live Zillow, observed October 3", "classification": "county_assessed_triplex_material_permit_and_occupancy_questions", "ask": 440000, "price_per_unit": 146666.67, "listing_url": "https://www.zillow.com/homedetails/1403-College-Park-Ln-Tampa-FL-33612/68584666_zpid/", "mls": "TB8466971", "days_on_market_display": 249, "listing_start": "2026-01-27", "price_cuts": "$450,000 to $440,000 July 26; returned active after Feb 21 and Apr 8 pending periods", "year_built": 1965, "year_source": "HCPA independently confirmed", "living_sqft": 1656, "unit_count_listing": 3, "unit_count_assessor": 3, "unit_count_legal_confirmed": null, "unit_mix": [ { "unit": "A", "beds": 3, "baths": 1, "advertised_actual_monthly_rent": 1900 }, { "unit": "B", "beds": 1, "baths": 1, "advertised_actual_monthly_rent": 1250 }, { "unit": "C", "beds": 0, "baths": 1, "advertised_actual_monthly_rent": 1000 } ], "occupancy_claim": "Contradiction: description says one unit vacant but calls all three leased and $4,150 current monthly income", "in_place_monthly_rent_claim": 4150, "annual_gross_rent_claim": 49800, "actual_collections_verified": false, "conservative_monthly_rent_screen": null, "potential_full_occupancy_monthly_rent": 4150, "rent_basis": "Do not underwrite $4,150 as current collected income. If exactly one unit vacant, known potential in-place aggregate could range $2,250-$3,150 depending on which. Obtain unit-level status first.", "lease_expiries": null, "utilities": "Three separate electrical meters, tenant-paid power; single community water meter, HOA covers water/sewer/trash", "hoa_monthly_claim": 273, "waterfront": false, "waterfront_source": "Live Compass October 3: Waterfront No; Water View No", "str_base_case": false, "assessor_parcel": "U-07-28-19-1GN-D00000-00008.4", "assessor_folio": "035999-0080", "assessor_url": "https://gis.hcpafl.org/PropertySearch/#/parcel/basic/1928071GND00000000084U", "assessor_observation": "HCPA updated Oct 2: 3 units; multifamily <10; mixed masonry/frame; 1965; 1,656 heated sf; 11,022 land sf; unincorporated; RMC-12.", "zoning_record": "RMC-12", "permit_evidence": "HCPA lists RGB43056 on June 2 2015 as RES/DUPLEX/REMODEL KITCHENS UNITS A & B. Sewer-line replacement NPL47058 August 2015; meter/A-C NEL45826 May 2015. No third-unit CO identified. Assessor expressly says it must list improvements including potentially unpermitted work.", "permit_lookup_url": "https://aca-prod.accela.com/HCFL/Cap/GlobalSearchResults.aspx?isNewQuery=yes&QueryText=RGB43056", "tax_2025_listing": 5109, "current_assessed_value_2026": 210163, "tax_reset_warning": true, "millage_verified": null, "non_advalorem_annual_verified": null, "flood_zone_verified": null, "insurance_quote": null, "upfront_capex_verified": null, "unknown_costs": [ "Roof age", "Frame sections/wind insurance", "Inspection/rehab", "HOA reserves, assessments and rental restrictions", "Vacant unit identity and turn cost", "Post-sale tax" ], "diligence_blockers": [ "Third-unit legal status given duplex permit", "Vacancy/rent contradiction", "HOA documents/estoppel", "Wind/flood quote and condition" ], "decision": "Lower-priority watchlist; rent and legal-count contradictions must be resolved before offer modeling", "supplemental_listing_url": "https://www.compass.com/homedetails/1403-College-Park-Ln-Tampa-FL-33612/MMXJK_pid/", "prior_occupancy_evidence": "Cached July 26 Compass version explicitly said efficiency C vacant and $3,150 current rent; live September 1 description now calls C leased/$4,150 while retaining one-unit-vacant sentence. Reconciliation required.", "flood_zone_listing_claim": "X; 12057C0212H dated 2008-08-28, not current FEMA verification" } }, { "id": "T04", "type": "triplex", "units": 3, "address": "134 W 32nd Street, Jacksonville, FL 32206", "county": "Duval", "cbsa": "27260", "market": "Jacksonville, FL", "listing_url": "https://www.zillow.com/homedetails/134-W-32nd-St-Jacksonville-FL-32206/44533603_zpid/", "listing_status_observation": "Active on live Zillow, observed October 3", "active_screen_included": true, "asking_price": 109999, "price_per_unit": 36666.333333333336, "listing_beds": null, "listing_baths": null, "listing_sqft": 1700, "listing_year": 1938, "official_year": null, "official_assessed_units": 3, "legal_units_verified": false, "separate_metering_verified": false, "parcel": "133539-0000", "modeled_monthly_gross_potential_rent": null, "current_monthly_rent_listing_claim": 0, "scenario": "Stabilized annual-rental screen using advertised existing schedule", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 6000, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 2786, "flood_budget": 1500, "owner_utilities_budget": 3600, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Seller target is unsubstantiated. No rent comps or renovation bid establish stabilized rent; current income zero.", "base": null, "observed_listing_details": { "id": "T04", "address": "134 W 32nd Street, Jacksonville, FL 32206", "county": "Duval", "metro": "Jacksonville", "status": "Active on live Zillow, observed October 3", "classification": "county_assessed_triplex_distressed_rehab_watchlist", "ask": 109999, "price_per_unit": 36666.33, "listing_url": "https://www.zillow.com/homedetails/134-W-32nd-St-Jacksonville-FL-32206/44533603_zpid/", "mls": "2166854", "days_on_market_display": 4, "listing_start": "2026-09-28 price history; date-on-market field says October 2", "price_cuts": "None displayed", "year_built": 1938, "year_source": "Duval assessor independently confirmed", "living_sqft": 1700, "unit_count_listing": 3, "unit_count_assessor": 3, "unit_count_legal_confirmed": null, "unit_mix": [ { "count": 1, "beds": 2, "baths": 1, "location": "upstairs" }, { "count": 2, "beds": 1, "baths": 1, "location": "downstairs" } ], "occupancy_claim": "All three delivered vacant, no leases", "in_place_monthly_rent_claim": 0, "annual_gross_rent_claim": 0, "actual_collections_verified": false, "seller_target_monthly_rent": 3200, "conservative_monthly_rent_screen": null, "rent_basis": "Seller target is unsubstantiated. No rent comps or renovation bid establish stabilized rent; current income zero.", "lease_expiries": "No existing leases per listing", "utilities": "Listing says all three separately metered for public utilities; verify actual electric/water meter accounts and any common service", "hoa_monthly_claim": 0, "waterfront": false, "waterfront_source": "Current Compass MLS record Waterfront YN No", "str_base_case": false, "assessor_parcel": "133539-0000", "assessor_url": "https://paopropertysearch.coj.net/Basic/Detail.aspx?RE=1335390000", "assessor_observation": "One building type 0802 TRIPLEX, rooms/units 3, four bedrooms/three baths, 1938, 1,700 heated sf. Parcel presents 134/136/138 W 32nd addresses for same building, not nine units. Land 5,471 sf; RMD-A; USD1.", "zoning_record": "RMD-A per county zoning-assessment field", "permit_evidence": "No unit-count CO retrieved; separate permit/municipal legal-use inquiry remains outstanding", "tax_2025_listing": 2304, "current_assessed_value_2026": 70694, "tax_reset_warning": true, "millage_verified": null, "non_advalorem_annual_verified": null, "flood_zone_verified": null, "insurance_quote": null, "upfront_capex_verified": null, "condition": "AS-IS renovation required. Listing says central HVAC but assessor says wall units/unducted heat; inspect systems.", "unknown_costs": [ "Full rehab scope/bids and contingency", "Holding costs/lease-up", "Roof and electrical/plumbing replacements", "Builder-risk/insurance availability", "Post-sale tax", "Municipal liens/code cases" ], "diligence_blockers": [ "Complete rehab budget", "Lawful triplex/CO and reoccupancy approval", "Municipal code/lien search", "Supported rent comps", "Financeability and insurance" ], "decision": "Speculative contractor-led watchlist; low ask alone is not an investable cash-flow result", "supplemental_listing_url": "https://www.compass.com/homedetails/134-W-32nd-St-Jacksonville-FL-32206/CHETG_pid/", "seller_target_unit_rents": [ { "unit": "136", "beds": 2, "sqft": 850, "target_monthly": 1200 }, { "unit": "134", "beds": 1, "sqft": 425, "target_monthly": 1000 }, { "unit": "138", "beds": 1, "sqft": 450, "target_monthly": 1000 } ], "additional_data_conflict": "Compass MLS Current Use Single Family while advertising triplex; assessor 3 units. Unit area sum 1,725sf vs 1,700sf total. Neither listing field settles lawful use." } }, { "id": "519_w_23rd_jacksonville", "type": "fourplex", "units": 4, "address": "519 W 23rd St, Jacksonville, FL 32206", "county": "Duval", "cbsa": "27260", "market": "Jacksonville, FL", "listing_url": "https://www.mystatemls.com/property/519-w-23rd-st-jacksonville-fl-32206/11775147/", "listing_status_observation": "Active for sale observed in direct MLS and current Realtor syndication; updated Sep16", "active_screen_included": true, "asking_price": 335000, "price_per_unit": 83750.0, "listing_beds": null, "listing_baths": null, "listing_sqft": 3060, "listing_year": 1940, "official_year": 1940, "official_assessed_units": 4, "legal_units_verified": false, "separate_metering_verified": false, "parcel": null, "modeled_monthly_gross_potential_rent": 3125, "current_monthly_rent_listing_claim": 3125, "scenario": "Stabilized annual-rental screen using advertised existing schedule", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 6000, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 2786, "flood_budget": 1500, "owner_utilities_budget": 4800, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "No uplift over disclosed in-place schedule; not lease/collection verified. Recent subject rental asks around$775 corroborate order of magnitude.", "base": { "price": 335000, "annual_gross_potential_rent": 37500, "scheduled_monthly_per_unit": 781.25, "original_base_annual_gross_potential_rent": 37500, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 34500.0, "tax_budget": 6700.0, "fixed_operating_costs": 19000.0, "management_base": 3450.0, "repairs_base": 2625.0000000000005, "operating_expenses": 25075.0, "operating_expense_ratio_pct": 72.68115942028986, "noi_before_reserve": 9425.0, "replacement_reserve": 1875.0, "after_reserve_cash_available": 7550.0, "cap_rate_pct": 2.8134328358208958, "after_reserve_unlevered_yield_pct": 2.253731343283582, "annual_debt_service": 23182.741530067662, "conventional_DSCR": 0.4065524341793622, "after_reserve_DSCR": 0.32567330271131933, "after_reserve_BEO_pct": 138.31923416316346, "annual_after_reserve_cash_flow": -15632.741530067662, "monthly_after_reserve_cash_flow": -1302.7284608389718 }, "operating_stress": { "price": 335000, "annual_gross_potential_rent": 35625.0, "scheduled_monthly_per_unit": 742.1875, "original_base_annual_gross_potential_rent": 37500, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 32775.0, "tax_budget": 6700.0, "fixed_operating_costs": 19000.0, "management_base": 3450.0, "repairs_base": 2625.0000000000005, "operating_expenses": 25460.0, "operating_expense_ratio_pct": 77.68115942028986, "noi_before_reserve": 7315.0, "replacement_reserve": 1875.0, "after_reserve_cash_available": 5440.0, "cap_rate_pct": 2.183582089552239, "after_reserve_unlevered_yield_pct": 1.6238805970149255, "annual_debt_service": 23182.741530067662, "conventional_DSCR": 0.3155364515673246, "after_reserve_DSCR": 0.23465732009928175, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -17742.741530067662, "monthly_after_reserve_cash_flow": -1478.561794172305 }, "rate_stress": { "price": 335000, "annual_gross_potential_rent": 37500, "scheduled_monthly_per_unit": 781.25, "original_base_annual_gross_potential_rent": 37500, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 34500.0, "tax_budget": 6700.0, "fixed_operating_costs": 19000.0, "management_base": 3450.0, "repairs_base": 2625.0000000000005, "operating_expenses": 25075.0, "operating_expense_ratio_pct": 72.68115942028986, "noi_before_reserve": 9425.0, "replacement_reserve": 1875.0, "after_reserve_cash_available": 7550.0, "cap_rate_pct": 2.8134328358208958, "after_reserve_unlevered_yield_pct": 2.253731343283582, "annual_debt_service": 25351.75434643931, "conventional_DSCR": 0.3717691435158512, "after_reserve_DSCR": 0.2978097648323264, "after_reserve_BEO_pct": 144.74593880426463, "annual_after_reserve_cash_flow": -17801.75434643931, "monthly_after_reserve_cash_flow": -1483.4795288699424 }, "combined_operating_rate_stress": { "price": 335000, "annual_gross_potential_rent": 35625.0, "scheduled_monthly_per_unit": 742.1875, "original_base_annual_gross_potential_rent": 37500, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 32775.0, "tax_budget": 6700.0, "fixed_operating_costs": 19000.0, "management_base": 3450.0, "repairs_base": 2625.0000000000005, "operating_expenses": 25460.0, "operating_expense_ratio_pct": 77.68115942028986, "noi_before_reserve": 7315.0, "replacement_reserve": 1875.0, "after_reserve_cash_available": 5440.0, "cap_rate_pct": 2.183582089552239, "after_reserve_unlevered_yield_pct": 1.6238805970149255, "annual_debt_service": 25351.75434643931, "conventional_DSCR": 0.288540189370658, "after_reserve_DSCR": 0.21458081068713322, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -19911.75434643931, "monthly_after_reserve_cash_flow": -1659.3128622032757 }, "maximum_offer_85_conditional": 133264.63022119456, "preferred_offer_80_conditional": 114346.93823395872, "maximum_offer_85_at_95_rate_conditional": 124246.31915483288, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "observed_listing_details": { "id": "519_w_23rd_jacksonville", "address": "519 W 23rd St, Jacksonville, FL 32206", "county": "Duval", "asking_price": 335000, "price_per_unit": 83750, "listing_units": 4, "assessor_units": 4, "unit_mix": "4 x 1BR/1BA", "year_built_listing": 1940, "year_built_official": 1940, "sqft_listing": 3060, "sqft_official": 3060, "status": "Active for sale observed in direct MLS and current Realtor syndication; updated Sep16", "listing_date": "2026-05-14", "dom_calendar": 142, "dom_source": "Realtor displays140; elapsed since first listing142 as ofOct3, relisting/pending intervals mean not continuous market time", "price_changes": [ { "date": "2026-09-16", "from": 349000, "to": 335000 } ], "occupied_units_claimed": 4, "rents_monthly_by_unit": [ 775, 775, 740, 835 ], "in_place_scheduled_monthly": 3125, "in_place_scheduled_annual": 37500, "collected_rent_verified": false, "lease_expiries": null, "conservative_monthly_base": 3125, "conservative_rent_basis": "No uplift over disclosed in-place schedule; not lease/collection verified. Recent subject rental asks around$775 corroborate order of magnitude.", "meters_electric": null, "meters_water": null, "utilities_payer": "Unknown", "owner_utilities_annual": null, "hoa": null, "insurance_quote": null, "capex_quote": null, "waterfront": "Not marketed as waterfront; official boundary/flood determination incomplete", "flood_zone": null, "legal_status": "County assessed quadruplex and permits recognize3/4families; legal nonconforming status and CO unresolved", "zoning_official_assessment": "RLD-60", "official_permit_evidence": "19 JAXEPICS results; finalized electrical E-05-40921.000 unit2 issued7/19/2005 classifies Residential3Or4Families. Other finalized permits for units1–4; roof R-20-298326.000 finalized. No CO/building-creation permit in inspected19results.", "tax_2025_listing": 5126, "tax_2026_proposed_official": 4149.39, "tax_2026_assessed_value": 235050, "tax_millage_2026": 17.653, "tax_caveat": "Official TRIM total may exclude non-ad-valorem. Listing tax5126 and secondary tax5379 conflict with appraiser2025advalorem3965.75. Obtain actual bill and post-sale estimate.", "diligence_blockers": [ "CO/zoning letter and legal nonconforming/rebuild rights, since RLD-60 official city guidance is single-family", "Leases, estoppels, arrears and deposits, actual unit2 occupancy detail", "Meter map and12months utility bills", "Roof final inspection and4-point/wind mitigation, insurer quote", "Tax bill non-ad-valorem reconciliation" ], "sources": [ { "role": "direct MLS", "url": "https://www.mystatemls.com/property/519-w-23rd-st-jacksonville-fl-32206/11775147/", "facts": "335000 active;1940;4x1/1; unit rents775,775,740,835; roof/AC updates seller-claimed" }, { "role": "price history/current status", "url": "https://www.realtor.com/realestateandhomes-detail/519-W-23rd-St_Jacksonville_FL_32206_M65073-59078", "facts": "Active updatedSep16; May14list349000; Sep16cut14000" }, { "role": "official county appraisal", "url": "https://paopropertysearch.coj.net/Basic/Detail.aspx?RE=0874980000", "facts": "0803QUADRUPLEX;4units;1940;3060sf;RLD-60;2026TRIM4149.39" }, { "role": "official permit inspected in public portal", "url": "https://jaxepics.coj.net/Permit/View/1823f8", "facts": "E-05-40921.000 finalized; Residential3Or4Families; unit2;7/19/2005" } ], "legal_fourplex_verified": false, "underwriting_ready_for_offer": false, "research_classification": "Conditional diligence candidate: listing rent supported, legal approval unverified", "county_records_do_not_establish_legal_approval": true, "documents_needed": [ "Approved dwelling-unit count and certificate of occupancy or legal-use determination", "Current signed leases, estoppels, deposits, arrears and collections", "Property-specific insurance and flood quotes", "Roof and systems inspections and repair bids", "Post-sale tax estimate and municipal lien/permit search" ], "tax_millage_2026_basis": "Approximate implied rate from proposed ad-valorem TRIM total divided by assessed value, rounded to 3 decimals; confirm adopted millage." } }, { "id": "902_e_lime_lakeland", "type": "fourplex", "units": 4, "address": "902–904 E Lime St, Lakeland, FL 33801", "county": "Polk", "cbsa": "29460", "market": "Lakeland-Winter Haven, FL", "listing_url": "https://www.innovateonline.com/multifamily-for-sale/902-E-Lime-Street-Lakeland-FL-33801-440076252", "listing_status_observation": "Active new listing Oct1; current broker syndication updated Oct2", "active_screen_included": true, "asking_price": 499000, "price_per_unit": 124750.0, "listing_beds": null, "listing_baths": null, "listing_sqft": 2803, "listing_year": 1948, "official_year": [ 1948, 1943 ], "official_assessed_units": 4, "legal_units_verified": false, "separate_metering_verified": false, "parcel": null, "modeled_monthly_gross_potential_rent": 4450, "current_monthly_rent_listing_claim": 4450, "scenario": "Stabilized annual-rental screen using advertised existing schedule", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 6000, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 2767, "flood_budget": 1500, "owner_utilities_budget": 7608, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "No uplift from seller current aggregate rent; require individual leases/collections", "base": { "price": 499000, "annual_gross_potential_rent": 53400, "scheduled_monthly_per_unit": 1112.5, "original_base_annual_gross_potential_rent": 53400, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 49128.0, "tax_budget": 9980.0, "fixed_operating_costs": 25088.0, "management_base": 4912.8, "repairs_base": 3738.0000000000005, "operating_expenses": 33738.8, "operating_expense_ratio_pct": 68.67529718286924, "noi_before_reserve": 15389.199999999997, "replacement_reserve": 2670.0, "after_reserve_cash_available": 12719.199999999997, "cap_rate_pct": 3.0840080160320635, "after_reserve_unlevered_yield_pct": 2.5489378757515024, "annual_debt_service": 34531.90454777243, "conventional_DSCR": 0.44565164306851757, "after_reserve_DSCR": 0.36833184171477973, "after_reserve_BEO_pct": 137.38640147268504, "annual_after_reserve_cash_flow": -21812.70454777243, "monthly_after_reserve_cash_flow": -1817.7253789810359 }, "operating_stress": { "price": 499000, "annual_gross_potential_rent": 50730.0, "scheduled_monthly_per_unit": 1056.875, "original_base_annual_gross_potential_rent": 53400, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 46671.6, "tax_budget": 9980.0, "fixed_operating_costs": 25088.0, "management_base": 4912.8, "repairs_base": 3738.0000000000005, "operating_expenses": 34385.44, "operating_expense_ratio_pct": 73.67529718286924, "noi_before_reserve": 12286.159999999996, "replacement_reserve": 2670.0, "after_reserve_cash_available": 9616.159999999996, "cap_rate_pct": 2.46215631262525, "after_reserve_unlevered_yield_pct": 1.9270861723446886, "annual_debt_service": 34531.90454777243, "conventional_DSCR": 0.3557915545319248, "after_reserve_DSCR": 0.27847175317818695, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -24915.744547772432, "monthly_after_reserve_cash_flow": -2076.3120456477027 }, "rate_stress": { "price": 499000, "annual_gross_potential_rent": 53400, "scheduled_monthly_per_unit": 1112.5, "original_base_annual_gross_potential_rent": 53400, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 49128.0, "tax_budget": 9980.0, "fixed_operating_costs": 25088.0, "management_base": 4912.8, "repairs_base": 3738.0000000000005, "operating_expenses": 33738.8, "operating_expense_ratio_pct": 68.67529718286924, "noi_before_reserve": 15389.199999999997, "replacement_reserve": 2670.0, "after_reserve_cash_available": 12719.199999999997, "cap_rate_pct": 3.0840080160320635, "after_reserve_unlevered_yield_pct": 2.5489378757515024, "annual_debt_service": 37762.76244439766, "conventional_DSCR": 0.4075231525410578, "after_reserve_DSCR": 0.3368185793803591, "after_reserve_BEO_pct": 144.10895223553405, "annual_after_reserve_cash_flow": -25043.562444397663, "monthly_after_reserve_cash_flow": -2086.9635370331384 }, "combined_operating_rate_stress": { "price": 499000, "annual_gross_potential_rent": 50730.0, "scheduled_monthly_per_unit": 1056.875, "original_base_annual_gross_potential_rent": 53400, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 46671.6, "tax_budget": 9980.0, "fixed_operating_costs": 25088.0, "management_base": 4912.8, "repairs_base": 3738.0000000000005, "operating_expenses": 34385.44, "operating_expense_ratio_pct": 73.67529718286924, "noi_before_reserve": 12286.159999999996, "replacement_reserve": 2670.0, "after_reserve_cash_available": 9616.159999999996, "cap_rate_pct": 2.46215631262525, "after_reserve_unlevered_yield_pct": 1.9270861723446886, "annual_debt_service": 37762.76244439766, "conventional_DSCR": 0.3253511979715542, "after_reserve_DSCR": 0.25464662481085554, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -28146.602444397664, "monthly_after_reserve_cash_flow": -2345.5502036998055 }, "maximum_offer_85_conditional": 213132.4909203835, "preferred_offer_80_conditional": 189815.91746837154, "maximum_offer_85_at_95_rate_conditional": 198080.04229837496, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "observed_listing_details": { "id": "902_e_lime_lakeland", "address": "902–904 E Lime St, Lakeland, FL 33801", "county": "Polk", "asking_price": 499000, "price_per_unit": 124750, "listing_units": 4, "assessor_units": 4, "unit_mix": "4x1BR/1BA claimed, two units per building", "year_built_listing": 1948, "year_built_official": [ 1948, 1943 ], "sqft_listing": 2803, "sqft_official": 2108, "status": "Active new listingOct1; current broker syndication updatedOct2", "listing_date": "2026-10-01", "dom_calendar": 2, "price_changes": [], "occupied_units_claimed": 4, "rents_monthly_by_unit": null, "in_place_scheduled_monthly": 4450, "in_place_scheduled_annual": 53400, "collected_rent_verified": false, "lease_expiries": null, "conservative_monthly_base": 4450, "conservative_rent_basis": "No uplift from seller current aggregate rent; require individual leases/collections", "meters_electric": null, "meters_water": null, "utilities_payer": "Owner pays utilities", "owner_utilities_monthly_claimed": 634, "owner_utilities_annual": 7608, "hoa": null, "insurance_quote": null, "capex_quote": null, "waterfront": "No waterfront stated; listing floodX only, not independently FEMA-verified", "flood_zone": "X listing-only", "legal_status": "County confirms2+2livingunits; no approved conversion/CO or independent parcel zoning verification", "zoning_listing": "MF-22", "official_permit_evidence": "Appraiser routes to Lakeland permit agency; no parcel permits/CO obtained", "tax_2025_official": 2187.46, "tax_2026_proposed_official": 2292.9, "tax_2026_assessed_value": 96547, "tax_2026_just_value": 201960, "tax_millage_2026": 18.0082, "tax_estimate_at_ask_before_adjustments": 8986.0918, "tax_caveat": "Nonhomestead cap difference105413; seller tax is not forwardtax.18.0082mills×price is screening only, not formal estimator.", "diligence_blockers": [ "County area discrepancy:1448+660=2108sf; rear contains separate660sfgarage, versus listing2803sf and another syndication2048sf", "Confirm4legal units, rear configuration, baths, permitted area and rebuild rights", "1943/1948woodframe and crawlspace; roof/HVAC/plumbing/electrical ages unknown", "Utilities634/month unverified; individual metering/rebill feasibility unknown", "Large taxreset; leases, deposits, arrears; insurerquote" ], "sources": [ { "role": "MLS syndication", "url": "https://www.innovateonline.com/multifamily-for-sale/902-E-Lime-Street-Lakeland-FL-33801-440076252", "facts": "499000;4x1/1;fulloccupancy;4450mo;ownerutilities634mo;1948frame;MF-22claimed" }, { "role": "current listing/date", "url": "https://www.coldwellbankerhomes.com/fl/lakeland/902-e-lime-st/pid_74056568/", "facts": "ListedOctober1,2026 at499000;floodXclaimed" }, { "role": "official county inspected in public portal", "url": "https://www.polkflpa.gov/CamaDisplay.aspx?OutputMode=Display&ParcelID=242818205000007212&SearchType=RealEstate&cookie_test=true", "facts": "UpdatedOct2;2buildings each2livingunits;1948/1943;1448+660sf;rear660sfgarage;taxmillage18.0082;noCO" } ], "legal_fourplex_verified": false, "underwriting_ready_for_offer": false, "research_classification": "Conditional diligence candidate: listing rent supported, legal approval unverified", "county_records_do_not_establish_legal_approval": true, "documents_needed": [ "Approved dwelling-unit count and certificate of occupancy or legal-use determination", "Current signed leases, estoppels, deposits, arrears and collections", "Property-specific insurance and flood quotes", "Roof and systems inspections and repair bids", "Post-sale tax estimate and municipal lien/permit search" ], "tax_millage_2026_basis": "Sum of proposed rates shown on official 2026 property card; adopted rate and post-sale assessment need confirmation." } }, { "id": "997_sutor_tallahassee", "type": "fourplex", "units": 4, "address": "997 Sutor Rd, Tallahassee, FL 32311", "county": "Leon", "cbsa": "45220", "market": "Tallahassee, FL", "listing_url": "https://www.crexi.com/properties/2449907/florida-tallahassee-fl-quadruplex", "listing_status_observation": "Currently advertised on Crexi at $499,000; displayed DOM and last-update age come from a cached snapshot. Availability is not broker-confirmed.", "active_screen_included": true, "asking_price": 499000, "price_per_unit": 124750.0, "listing_beds": null, "listing_baths": null, "listing_sqft": 3108, "listing_year": 1981, "official_year": 1981, "official_assessed_units": null, "legal_units_verified": false, "separate_metering_verified": false, "parcel": null, "modeled_monthly_gross_potential_rent": 4400, "current_monthly_rent_listing_claim": 3300, "scenario": "Hypothetical full lease-up at $1,100 per legal unit; current three-unit schedule is $3,300/month; no present 92% occupancy claim", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 6000, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 2538, "flood_budget": 1500, "owner_utilities_budget": 1200, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Three occupied units at $1,100/month. $4,400/month requires leasing the fourth unit and is potential, not current in-place income.", "base": { "price": 499000, "annual_gross_potential_rent": 52800, "scheduled_monthly_per_unit": 1100.0, "original_base_annual_gross_potential_rent": 52800, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 48576.0, "tax_budget": 9980.0, "fixed_operating_costs": 18680.0, "management_base": 4857.6, "repairs_base": 3696.0000000000005, "operating_expenses": 27233.6, "operating_expense_ratio_pct": 56.063899868247695, "noi_before_reserve": 21342.4, "replacement_reserve": 2640.0, "after_reserve_cash_available": 18702.4, "cap_rate_pct": 4.277034068136273, "after_reserve_unlevered_yield_pct": 3.7479759519038076, "annual_debt_service": 34531.90454777243, "conventional_DSCR": 0.6180487372329642, "after_reserve_DSCR": 0.5415976976921897, "after_reserve_BEO_pct": 125.31124694396554, "annual_after_reserve_cash_flow": -15829.504547772427, "monthly_after_reserve_cash_flow": -1319.1253789810355 }, "operating_stress": { "price": 499000, "annual_gross_potential_rent": 50160.0, "scheduled_monthly_per_unit": 1045.0, "original_base_annual_gross_potential_rent": 52800, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 46147.200000000004, "tax_budget": 9980.0, "fixed_operating_costs": 18680.0, "management_base": 4857.6, "repairs_base": 3696.0000000000005, "operating_expenses": 28179.280000000002, "operating_expense_ratio_pct": 61.063899868247695, "noi_before_reserve": 17967.920000000002, "replacement_reserve": 2640.0, "after_reserve_cash_available": 15327.920000000002, "cap_rate_pct": 3.600785571142285, "after_reserve_unlevered_yield_pct": 3.07172745490982, "annual_debt_service": 34531.90454777243, "conventional_DSCR": 0.520328091812679, "after_reserve_DSCR": 0.4438770522719046, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -19203.984547772427, "monthly_after_reserve_cash_flow": -1600.3320456477022 }, "rate_stress": { "price": 499000, "annual_gross_potential_rent": 52800, "scheduled_monthly_per_unit": 1100.0, "original_base_annual_gross_potential_rent": 52800, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 48576.0, "tax_budget": 9980.0, "fixed_operating_costs": 18680.0, "management_base": 4857.6, "repairs_base": 3696.0000000000005, "operating_expenses": 27233.6, "operating_expense_ratio_pct": 56.063899868247695, "noi_before_reserve": 21342.4, "replacement_reserve": 2640.0, "after_reserve_cash_available": 18702.4, "cap_rate_pct": 4.277034068136273, "after_reserve_unlevered_yield_pct": 3.7479759519038076, "annual_debt_service": 37762.76244439766, "conventional_DSCR": 0.565170517687227, "after_reserve_DSCR": 0.49526037793282834, "after_reserve_BEO_pct": 132.11019032911966, "annual_after_reserve_cash_flow": -19060.36244439766, "monthly_after_reserve_cash_flow": -1588.3635370331383 }, "combined_operating_rate_stress": { "price": 499000, "annual_gross_potential_rent": 50160.0, "scheduled_monthly_per_unit": 1045.0, "original_base_annual_gross_potential_rent": 52800, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 46147.200000000004, "tax_budget": 9980.0, "fixed_operating_costs": 18680.0, "management_base": 4857.6, "repairs_base": 3696.0000000000005, "operating_expenses": 28179.280000000002, "operating_expense_ratio_pct": 61.063899868247695, "noi_before_reserve": 17967.920000000002, "replacement_reserve": 2640.0, "after_reserve_cash_available": 15327.920000000002, "cap_rate_pct": 3.600785571142285, "after_reserve_unlevered_yield_pct": 3.07172745490982, "annual_debt_service": 37762.76244439766, "conventional_DSCR": 0.47581052965752124, "after_reserve_DSCR": 0.4059003899031225, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -22434.84244439766, "monthly_after_reserve_cash_flow": -1869.5702036998048 }, "maximum_offer_85_conditional": 269311.3130671922, "preferred_offer_80_conditional": 257616.9255506247, "maximum_offer_85_at_95_rate_conditional": 250291.24397418898, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "current_occupied_schedule_case": { "gross_potential_all_four_units": 52800, "occupied_schedule_listing_claim": 39600, "known_physical_vacancy_pct": 25, "extra_vacancy_deducted": false, "noi_before_reserve": 13264.0, "reserve": 2640, "after_reserve_DSCR": 0.3076575166974197, "annual_after_reserve_cash_flow": -23907.90454777243, "warning": "Listing occupancy and rent claims; collections not verified. No added 8 percent vacancy on the three occupied units." }, "observed_listing_details": { "id": "997_sutor_tallahassee", "address": "997 Sutor Rd, Tallahassee, FL 32311", "county": "Leon", "asking_price": 499000, "price_per_unit": 124750, "listing_units": 4, "assessor_units": null, "assessor_unit_evidence": "Official appraisal shows multifamily use, 8 bedrooms/4 baths, and property search lists addresses A–D; no standalone numerical unit count on the viewed card.", "unit_mix": "4x2BR/1BA,777sf each", "year_built_listing": 1981, "year_built_official": 1981, "sqft_listing": 3108, "sqft_official": 3108, "status": "Currently advertised on Crexi at $499,000; displayed DOM and last-update age come from a cached snapshot. Availability is not broker-confirmed.", "listing_date": "2026-04-02", "dom_calendar": 184, "dom_source": "April 2 first MLS listing found in third-party history; Crexi displays 167 days. Calendar elapsed time is not continuous DOM.", "price_changes": [ { "date": null, "from": 525000, "to": 499000 } ], "occupied_units_claimed": 3, "rents_monthly_by_unit": [ 1100, 1100, 1100, 0 ], "in_place_scheduled_monthly": 3300, "in_place_scheduled_annual": 39600, "fully_leased_potential_monthly": 4400, "fully_leased_potential_annual": 52800, "collected_rent_verified": false, "lease_expiries": null, "conservative_monthly_base": 3300, "stabilized_conservative_monthly": 4400, "conservative_rent_basis": "Three occupied units at $1,100/month. $4,400/month requires leasing the fourth unit and is potential, not current in-place income.", "meters_electric": null, "meters_water": null, "utilities_payer": "Tenants pay all utilities, per listing; meter count unverified.", "owner_utilities_annual": 0, "hoa": "No HOA, per listing.", "insurance_quote": null, "capex_quote": null, "roof_year_listing": 2011, "waterfront": "Not marketed as waterfront; official GIS flood field was blank, which is not evidence of zone X.", "flood_zone": null, "legal_status": "Official city GIS confirms MR-1. A city permit explicitly classifies the building as a quadriplex; CO and possible lot-size nonconformity remain unresolved.", "zoning_official": "MR-1 Medium Density Residential", "official_permit_evidence": "Nine permits returned. TBM241596: mechanical changeout, Unit D, Alteration Quadriplex, expired December 30, 2024. TBB110481: completed 2011 siding and structural wood repair. TBM141772: AC changeout completed July 23, 2014.", "tax_2025_listing": 4572, "tax_millage_2025": 19.206, "tax_2025_assessed_non_school": 229052, "tax_2025_just_value": 261206, "tax_caveat": "19.206 mills is the sum of 2025 official rates. Obtain 2026 TRIM and non-ad-valorem charges before underwriting an offer.", "diligence_blockers": [ "Resolve expired 2024 HVAC permit and obtain final inspection", "Obtain CO, approved site plan and zoning letter; current MR-1 multifamily lot minimum is 10,000 sf versus approximately 9,148 sf assessed", "Obtain insurance quote and evaluate 15-year-old roof replacement", "Verify three existing leases and fourth-unit lease-up costs; older month-to-month claim may be stale", "Confirm tenant utility responsibility, meter count, lawn/pest cost and flood designation" ], "sources": [ { "role": "currentbrokerlisting", "url": "https://www.crexi.com/properties/2449907/florida-tallahassee-fl-quadruplex", "facts": "499000;3of4occupied1100each;4x2/1;1981;2011roof;tenantutilities;noHOA" }, { "role": "olderMLSfirstlist/expenses", "url": "https://www.emeraldcoastal.com/property-search/detail/110/398088/997-sutor-rd-tallahassee-fl-32311/", "facts": "525000olderask;MTMleasesclaimed;ownerinsurance,repairs,taxes;rentincludesgardener/pest" }, { "role": "officialappraiser public portal", "url": "https://search.leonpa.gov/Property/Details/310361%20%20A0020", "facts": "1981Multifamily3108sf8/4;0.21acre;2025millage19.206" }, { "role": "officialGIS public portal", "url": "https://tlcgis.leoncountyfl.gov/PropInfo/index.html?TAXID=310361%20%20A0020", "facts": "CityMR-1,SuburbanNeighborhood;floodfieldblank" }, { "role": "officialexpiredpermit", "url": "https://www2.leoncountyfl.gov/PermitHistory/Permits/SearchPermitNumber?PermitNum=TBM241596", "facts": "AlterationQuadriplex,mechanicalunitD,expired12/30/2024" }, { "role": "officialcityzoningstandard", "url": "https://www.talgov.com/Uploads/Public/Documents/place/zoning/mr_1_city.pdf", "facts": "Multifamilypermitted;20units/acnewdevelopment;10000sfminimumlot" } ], "legal_fourplex_verified": false, "underwriting_ready_for_offer": false, "research_classification": "Conditional diligence candidate: listing rent supported, legal approval unverified", "county_records_do_not_establish_legal_approval": true, "documents_needed": [ "Approved dwelling-unit count and certificate of occupancy or legal-use determination", "Current signed leases, estoppels, deposits, arrears and collections", "Property-specific insurance and flood quotes", "Roof and systems inspections and repair bids", "Post-sale tax estimate and municipal lien/permit search" ], "owner_utilities_annual_basis": "Listing says tenants pay all utilities; not verified by utility bills. Lawn and pest control are separate owner services and remain unpriced." } }, { "id": "1840_lafayette_fort_myers", "type": "fourplex", "units": 4, "address": "1840 Lafayette St, Fort Myers, FL 33901", "county": "Lee", "cbsa": "15980", "market": "Cape Coral-Fort Myers, FL", "listing_url": "https://www.redfin.com/FL/Fort-Myers/1840-Lafayette-St-33901/home/67856711", "listing_status_observation": "Redfin shows for sale at $599,900; retrieved snapshot is approximately one month old. Broker confirmation absent.", "active_screen_included": true, "asking_price": 599900, "price_per_unit": 149975.0, "listing_beds": null, "listing_baths": null, "listing_sqft": null, "listing_year": 1988, "official_year": 1923, "official_assessed_units": 4, "legal_units_verified": false, "separate_metering_verified": false, "parcel": null, "modeled_monthly_gross_potential_rent": null, "current_monthly_rent_listing_claim": null, "scenario": "Stabilized annual-rental screen using advertised existing schedule", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 7200, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 3576, "flood_budget": 1500, "owner_utilities_budget": 4800, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "No actual rent roll or current occupancy. Advertised $58,800 gross scheduled income is not established current rent or collections; no offer-ready rent base.", "base": null, "observed_listing_details": { "id": "1840_lafayette_fort_myers", "address": "1840 Lafayette St, Fort Myers, FL 33901", "county": "Lee", "asking_price": 599900, "price_per_unit": 149975, "listing_units": 4, "assessor_units": 4, "unit_mix": "Listing claims four 2BR/1BA units; county record has three total bedrooms and four baths, a material discrepancy.", "year_built_listing": 1988, "year_built_official": 1923, "official_effective_year": 1986, "sqft_listing": null, "sqft_official": 2891, "status": "Redfin shows for sale at $599,900; retrieved snapshot is approximately one month old. Broker confirmation absent.", "listing_date": "2026-05-06", "dom_calendar": 150, "price_changes": [ { "date": "2026-06-11", "from": 699000, "to": 649000 }, { "date": "2026-07-13", "from": 649000, "to": 599900 } ], "occupied_units_claimed": null, "rents_monthly_by_unit": null, "in_place_scheduled_monthly": null, "in_place_scheduled_annual": null, "advertised_gross_scheduled_annual": 58800, "collected_rent_verified": false, "lease_expiries": null, "conservative_monthly_base": null, "conservative_rent_basis": "No actual rent roll or current occupancy. Advertised $58,800 gross scheduled income is not established current rent or collections; no offer-ready rent base.", "meters_electric": null, "meters_water": null, "utilities_payer": "Tenants pay electricity per listing; water/sewer responsibility unknown.", "owner_utilities_annual": null, "hoa": "No association fee, per listing.", "insurance_quote": null, "capex_quote": null, "waterfront": "Not marketed as waterfront; official flood determination not obtained.", "flood_zone": null, "legal_status": "Official appraisal shows four living units and Family Conversion type. CO, conversion approval, bedroom count and actual construction year are unresolved.", "zoning_official": null, "tax_2025_listing": 6701, "tax_millage": null, "official_permit_evidence": "County links TRD-055775-2025 plumbing, TRD2020-01605 roof/sheds, TRD2006-01870 remodel/repair, and 9003706 roof. These pointers do not establish a CO and are not a comprehensive permit history.", "diligence_blockers": [ "Resolve 1923 official year versus 1988 listing and 3 versus 8 bedrooms", "Obtain approved four-unit conversion plans and CO", "Obtain rent roll, occupancy, signed leases and T12 collections", "Verify roof permit final and flood/wind insurance costs", "Confirm meters, water/sewer payer, city permit/code and lien status" ], "sources": [ { "role": "listingfacts/history", "url": "https://www.redfin.com/FL/Fort-Myers/1840-Lafayette-St-33901/home/67856711", "facts": "599900for-sale;4x2/1;1988;GSI58800;tax6701;June/Julycuts" }, { "role": "officialappraiser public portal", "url": "https://leepa.org/Display/DisplayParcel.aspx?FolioID=10172226&PropertyDetailsCurrent=True&PermitDetails=True#PermitDetails", "facts": "4livingunits;114FamilyConversion;1923/effective1986;3beds4baths;2891sf;listedpermitpointers" } ], "legal_fourplex_verified": false, "underwriting_ready_for_offer": false, "research_classification": "Unverified watchlist: actual rent roll missing", "county_records_do_not_establish_legal_approval": true, "documents_needed": [ "Approved dwelling-unit count and certificate of occupancy or legal-use determination", "Current signed leases, estoppels, deposits, arrears and collections", "Property-specific insurance and flood quotes", "Roof and systems inspections and repair bids", "Post-sale tax estimate and municipal lien/permit search" ] } }, { "id": "1504_w_15th_jacksonville", "type": "fourplex", "units": 4, "address": "1504 W 15th St, Jacksonville, FL 32209", "county": "Duval", "cbsa": "27260", "market": "Jacksonville, FL", "listing_url": "https://www.loopnet.com/Listing/1504-15th-St-Jacksonville-FL/40401539/", "listing_status_observation": "Loop Net states currently available at $240,000; date on market May 5.", "active_screen_included": true, "asking_price": 240000, "price_per_unit": 60000.0, "listing_beds": null, "listing_baths": null, "listing_sqft": 2964, "listing_year": 1961, "official_year": 1961, "official_assessed_units": 4, "legal_units_verified": false, "separate_metering_verified": false, "parcel": null, "modeled_monthly_gross_potential_rent": null, "current_monthly_rent_listing_claim": null, "scenario": "Stabilized annual-rental screen using advertised existing schedule", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 6000, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 2786, "flood_budget": 1500, "owner_utilities_budget": 4800, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Do not treat $42,600 pro forma rent as actual. Listing says only three units occupied; current rent roll required.", "base": null, "observed_listing_details": { "id": "1504_w_15th_jacksonville", "address": "1504 W 15th St, Jacksonville, FL 32209", "county": "Duval", "asking_price": 240000, "price_per_unit": 60000, "listing_units": 4, "assessor_units": 4, "unit_mix": "Official appraisal shows four bedrooms/four bathrooms; four 1BR/1BA units are inferred, not independently confirmed.", "year_built_listing": 1961, "year_built_official": 1961, "sqft_listing": 2964, "sqft_official": 2704, "status": "LoopNet states currently available at $240,000; date on market May 5.", "listing_date": "2026-05-05", "dom_calendar": 151, "price_changes": null, "occupied_units_claimed": 3, "rents_monthly_by_unit": null, "in_place_scheduled_monthly": null, "in_place_scheduled_annual": null, "advertised_pro_forma_rent_annual": 42600, "collected_rent_verified": false, "lease_expiries": null, "conservative_monthly_base": null, "conservative_rent_basis": "Do not treat $42,600 pro forma rent as actual. Listing says only three units occupied; current rent roll required.", "meters_electric": null, "meters_water": null, "utilities_payer": "Unknown", "owner_utilities_annual": null, "hoa": null, "insurance_quote": null, "capex_quote": null, "waterfront": "Not marketed as waterfront; official flood determination not obtained.", "flood_zone": null, "legal_status": "Official appraisal identifies an 0803 quadruplex with four units and RLD-60 zoning assessment. CO and legal nonconforming status unverified.", "zoning_official_assessment": "RLD-60", "official_permit_evidence": null, "tax_2025_listing": 2663, "tax_2026_proposed_official": 2746.35, "tax_2026_assessed_value": 155572, "tax_millage_2026": 17.653, "tax_caveat": "Appraiser warns sale may raise taxes. Use a post-sale estimate plus non-ad-valorem charges instead of listing tax.", "diligence_blockers": [ "Obtain actual rent roll, three leases and fourth-unit status", "Verify CO and RLD-60 legal nonconforming/rebuild rights", "Verify claimed 2024 renovation permits and separate meters", "Obtain physical inspection and insurance quote", "Pro forma omits normal vacancy and reserves; NOI amounts are internally inconsistent" ], "sources": [ { "role": "brokerlisting", "url": "https://www.loopnet.com/Listing/1504-15th-St-Jacksonville-FL/40401539/", "facts": "240000;4units;3occupied;42600advertisedrent;financialsectionProForma2026;May5listdate" }, { "role": "officialappraiser", "url": "https://paopropertysearch.coj.net/Basic/Detail.aspx?RE=0464400000", "facts": "0803QUADRUPLEX4units;1961;2704heated2964gross;RLD-60;2026TRIM2746.35" } ], "legal_fourplex_verified": false, "underwriting_ready_for_offer": false, "research_classification": "Unverified watchlist: actual rent roll missing", "county_records_do_not_establish_legal_approval": true, "documents_needed": [ "Approved dwelling-unit count and certificate of occupancy or legal-use determination", "Current signed leases, estoppels, deposits, arrears and collections", "Property-specific insurance and flood quotes", "Roof and systems inspections and repair bids", "Post-sale tax estimate and municipal lien/permit search" ] } }, { "id": "SFR-JAX-ALMEDA", "type": "SFR", "units": 1, "address": "3333 Almeda St, Jacksonville, FL 32209", "county": "Duval", "cbsa": "27260", "market": "Jacksonville, FL", "listing_url": "https://www.redfin.com/FL/Jacksonville/3333-Almeda-St-32209/home/201575041", "listing_status_observation": "For sale / Active", "active_screen_included": true, "asking_price": 219000, "price_per_unit": 219000.0, "listing_beds": 3, "listing_baths": 2, "listing_sqft": 1200, "listing_year": 2026, "official_year": null, "official_assessed_units": null, "legal_units_verified": false, "separate_metering_verified": false, "parcel": "0943070020 (portal; check final split parcel)", "modeled_monthly_gross_potential_rent": 1500, "current_monthly_rent_listing_claim": null, "scenario": "Stabilized ordinary annual whole-home rental assumption", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 3500, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 2786, "flood_budget": 1500, "owner_utilities_budget": 1200, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Low/moderate asking-comp evidence; brand-new nearby larger duplex rents compete", "base": { "price": 219000, "annual_gross_potential_rent": 18000, "scheduled_monthly_per_unit": 1500.0, "original_base_annual_gross_potential_rent": 18000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 16560.0, "tax_budget": 4380.0, "fixed_operating_costs": 10580.0, "management_base": 1656.0, "repairs_base": 1260.0000000000002, "operating_expenses": 13496.0, "operating_expense_ratio_pct": 81.4975845410628, "noi_before_reserve": 3064.0, "replacement_reserve": 900.0, "after_reserve_cash_available": 2164.0, "cap_rate_pct": 1.3990867579908675, "after_reserve_unlevered_yield_pct": 0.9881278538812784, "annual_debt_service": 15155.284761447218, "conventional_DSCR": 0.20217370034473775, "after_reserve_DSCR": 0.1427884750476542, "after_reserve_BEO_pct": 172.1931158114026, "annual_after_reserve_cash_flow": -12991.284761447218, "monthly_after_reserve_cash_flow": -1082.6070634539349 }, "operating_stress": { "price": 219000, "annual_gross_potential_rent": 17100.0, "scheduled_monthly_per_unit": 1425.0, "original_base_annual_gross_potential_rent": 18000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 15732.0, "tax_budget": 4380.0, "fixed_operating_costs": 10580.0, "management_base": 1656.0, "repairs_base": 1260.0000000000002, "operating_expenses": 13607.800000000001, "operating_expense_ratio_pct": 86.4975845410628, "noi_before_reserve": 2124.199999999999, "replacement_reserve": 900.0, "after_reserve_cash_available": 1224.199999999999, "cap_rate_pct": 0.9699543378995429, "after_reserve_unlevered_yield_pct": 0.5589954337899539, "annual_debt_service": 15155.284761447218, "conventional_DSCR": 0.14016232841784976, "after_reserve_DSCR": 0.08077710312076623, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -13931.084761447219, "monthly_after_reserve_cash_flow": -1160.9237301206015 }, "rate_stress": { "price": 219000, "annual_gross_potential_rent": 18000, "scheduled_monthly_per_unit": 1500.0, "original_base_annual_gross_potential_rent": 18000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 16560.0, "tax_budget": 4380.0, "fixed_operating_costs": 10580.0, "management_base": 1656.0, "repairs_base": 1260.0000000000002, "operating_expenses": 13496.0, "operating_expense_ratio_pct": 81.4975845410628, "noi_before_reserve": 3064.0, "replacement_reserve": 900.0, "after_reserve_cash_available": 2164.0, "cap_rate_pct": 1.3990867579908675, "after_reserve_unlevered_yield_pct": 0.9881278538812784, "annual_debt_service": 16573.23642349316, "conventional_DSCR": 0.1848763827236948, "after_reserve_DSCR": 0.13057196221086015, "after_reserve_BEO_pct": 180.9459038487232, "annual_after_reserve_cash_flow": -14409.23642349316, "monthly_after_reserve_cash_flow": -1200.7697019577633 }, "combined_operating_rate_stress": { "price": 219000, "annual_gross_potential_rent": 17100.0, "scheduled_monthly_per_unit": 1425.0, "original_base_annual_gross_potential_rent": 18000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 15732.0, "tax_budget": 4380.0, "fixed_operating_costs": 10580.0, "management_base": 1656.0, "repairs_base": 1260.0000000000002, "operating_expenses": 13607.800000000001, "operating_expense_ratio_pct": 86.4975845410628, "noi_before_reserve": 2124.199999999999, "replacement_reserve": 900.0, "after_reserve_cash_available": 1224.199999999999, "cap_rate_pct": 0.9699543378995429, "after_reserve_unlevered_yield_pct": 0.5589954337899539, "annual_debt_service": 16573.23642349316, "conventional_DSCR": 0.1281705000592925, "after_reserve_DSCR": 0.07386607954645788, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -15349.03642349316, "monthly_after_reserve_cash_flow": -1279.08636862443 }, "maximum_offer_85_conditional": 60648.71920056047, "preferred_offer_80_conditional": 51568.22704668727, "maximum_offer_85_at_95_rate_conditional": 56544.48678255697, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "observed_listing_details": { "id": "SFR-JAX-ALMEDA", "address": "3333 Almeda St, Jacksonville, FL 32209", "market": "Jacksonville MSA", "county": "Duval", "asking_price": 219000, "beds_listing": 3, "baths_listing": 2, "heated_sqft": 1200, "year_built_listing": 2026, "direct_listing_url": "https://www.redfin.com/FL/Jacksonville/3333-Almeda-St-32209/home/201575041", "access_date": "2026-10-03", "availability_method": "Public listing/IDX and portal pages retrieved via web; cached vintages preserved, not broker-confirmed availability", "decision": "WATCH / NO BUY CLEARANCE", "actual_executed_rent": null, "room_rent_credit": 0, "adu_income_credit": 0, "str_income_credit": 0, "mtr_income_credit": 0, "actual_landlord_insurance_quote": null, "actual_flood_quote": null, "post_sale_tax_official": null, "capex_bid": null, "title_deed_restrictions_verified": false, "hoa_documents_verified": false, "annual_rental_legal_clearance": false, "status": "For sale / Active", "mls": "realMLS 2164239", "latest_listing_update": "2026-09-10 11:00 portal time", "listing_start": "2026-09-10", "portal_dom": 4, "dom_note": "4 days is cached Redfin snapshot, not Oct 3 MLS DOM; 23 calendar days since current listing date if uninterrupted", "price_history": "Current listing $219,000 Sep 10; prior MLS 2142061 $234,900 Apr 17, removed Jul 31", "parcel": "0943070020 (portal; check final split parcel)", "jurisdiction": "Jacksonville; official parcel split/CO not retrieved", "zoning": "RLD-60 portal only", "hoa_monthly_claim": 0, "hoa_source_note": "No HOA in prior same-address Zillow MLS 2142061; current deed/current-MLS verification still needed", "cdd_claim": null, "parking": "Off-street/on-street parking in prior listing; current listing says no garage", "waterfront": "No waterfront represented; not independently verified", "fema_zone": null, "condition_claims": { "roof": "Shingle; 2026 new construction claimed", "hvac": "Central electric; new construction claimed, commissioning/CO not reviewed", "plumbing": "No inspection/material evidence; new construction claimed", "electrical": "No inspection/panel evidence; new construction claimed", "other": "Fiber cement exterior; LVP; seller offers stainless appliances with accepted offer, not necessarily installed" }, "utilities": "Prior MLS says private water/public sewer; confirm meters and tenant-paid allocation", "known_tax_history": null, "modeled_monthly_rent": 1500, "rent_range": [ 1400, 1700 ], "rent_confidence": "Low/moderate asking-comp evidence; brand-new nearby larger duplex rents compete", "rent_comp_ids": [ "JAX-1444W6", "JAX-1668W8" ], "upfront_capex_risk": "Appliance inclusion, certificate of occupancy, final permits, punch-list, drainage, warranty and parcel split remain unverified; no contractor quote", "key_limits": [ "2026 listing is new build, not verified completed CO", "Old/current living area mismatch: 1160 vs 1200 sf", "No current municipal flood determination", "Below cash-flow hurdle at ordinary whole-home rent" ], "additional_sources": [ "https://www.homesofjacksonvillefl.com/homedetails/fl/jacksonville/flreal-20260902200714862330000000-flreal2/3333-almeda-st-jacksonville-fl-32209", "https://www.zillow.com/homedetails/3333-Almeda-St-Jacksonville-FL-32209/461999859_zpid/" ], "modeled_monthly_rent_to_price_pct": 0.685, "modeled_gross_yield_pct": 8.22, "count_as_main_candidate": true, "group": "portal_active_screen" } }, { "id": "SFR-PEN-STOCKDALE", "type": "SFR", "units": 1, "address": "8625 Stockdale Ave, Pensacola, FL 32514", "county": "Escambia", "cbsa": "37860", "market": "Pensacola-Ferry Pass-Brent, FL", "listing_url": "https://www.zillow.com/homedetails/8625-Stockdale-Ave-Pensacola-FL-32514/44645078_zpid/", "listing_status_observation": "For sale / Active", "active_screen_included": true, "asking_price": 199000, "price_per_unit": 199000.0, "listing_beds": 3, "listing_baths": 2, "listing_sqft": 1228, "listing_year": 1960, "official_year": null, "official_assessed_units": null, "legal_units_verified": false, "separate_metering_verified": false, "parcel": "121S307000014005", "modeled_monthly_gross_potential_rent": 1600, "current_monthly_rent_listing_claim": null, "scenario": "Stabilized ordinary annual whole-home rental assumption", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 4700, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 3702, "flood_budget": 1500, "owner_utilities_budget": 1200, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Moderate: own recent asking history at 1600, comparable 111 Wildflower 1595", "base": { "price": 199000, "annual_gross_potential_rent": 19200, "scheduled_monthly_per_unit": 1600.0, "original_base_annual_gross_potential_rent": 19200, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 17664.0, "tax_budget": 3980.0, "fixed_operating_costs": 11380.0, "management_base": 1766.4, "repairs_base": 1344.0000000000002, "operating_expenses": 14490.400000000001, "operating_expense_ratio_pct": 82.03351449275364, "noi_before_reserve": 3173.5999999999985, "replacement_reserve": 960.0, "after_reserve_cash_available": 2213.5999999999985, "cap_rate_pct": 1.5947738693467328, "after_reserve_unlevered_yield_pct": 1.1123618090452254, "annual_debt_service": 13771.240490995417, "conventional_DSCR": 0.23045128012070637, "after_reserve_DSCR": 0.16074078449558718, "after_reserve_BEO_pct": 158.8844935821494, "annual_after_reserve_cash_flow": -11557.640490995418, "monthly_after_reserve_cash_flow": -963.1367075829515 }, "operating_stress": { "price": 199000, "annual_gross_potential_rent": 18240.0, "scheduled_monthly_per_unit": 1520.0, "original_base_annual_gross_potential_rent": 19200, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 16780.8, "tax_budget": 3980.0, "fixed_operating_costs": 11380.0, "management_base": 1766.4, "repairs_base": 1344.0000000000002, "operating_expenses": 14604.920000000002, "operating_expense_ratio_pct": 87.03351449275364, "noi_before_reserve": 2175.8799999999974, "replacement_reserve": 960.0, "after_reserve_cash_available": 1215.8799999999974, "cap_rate_pct": 1.093407035175878, "after_reserve_unlevered_yield_pct": 0.6109949748743706, "annual_debt_service": 13771.240490995417, "conventional_DSCR": 0.15800174293831679, "after_reserve_DSCR": 0.08829124731319762, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -12555.36049099542, "monthly_after_reserve_cash_flow": -1046.2800409162849 }, "rate_stress": { "price": 199000, "annual_gross_potential_rent": 19200, "scheduled_monthly_per_unit": 1600.0, "original_base_annual_gross_potential_rent": 19200, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 17664.0, "tax_budget": 3980.0, "fixed_operating_costs": 11380.0, "management_base": 1766.4, "repairs_base": 1344.0000000000002, "operating_expenses": 14490.400000000001, "operating_expense_ratio_pct": 82.03351449275364, "noi_before_reserve": 3173.5999999999985, "replacement_reserve": 960.0, "after_reserve_cash_available": 2213.5999999999985, "cap_rate_pct": 1.5947738693467328, "after_reserve_unlevered_yield_pct": 1.1123618090452254, "annual_debt_service": 15059.69885057141, "conventional_DSCR": 0.2107346256714544, "after_reserve_DSCR": 0.1469883310393028, "after_reserve_BEO_pct": 166.34084982969566, "annual_after_reserve_cash_flow": -12846.098850571412, "monthly_after_reserve_cash_flow": -1070.5082375476177 }, "combined_operating_rate_stress": { "price": 199000, "annual_gross_potential_rent": 18240.0, "scheduled_monthly_per_unit": 1520.0, "original_base_annual_gross_potential_rent": 19200, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 16780.8, "tax_budget": 3980.0, "fixed_operating_costs": 11380.0, "management_base": 1766.4, "repairs_base": 1344.0000000000002, "operating_expenses": 14604.920000000002, "operating_expense_ratio_pct": 87.03351449275364, "noi_before_reserve": 2175.8799999999974, "replacement_reserve": 960.0, "after_reserve_cash_available": 1215.8799999999974, "cap_rate_pct": 1.093407035175878, "after_reserve_unlevered_yield_pct": 0.6109949748743706, "annual_debt_service": 15059.69885057141, "conventional_DSCR": 0.1444836328793811, "after_reserve_DSCR": 0.0807373382472295, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -13843.818850571413, "monthly_after_reserve_cash_flow": -1153.651570880951 }, "maximum_offer_85_conditional": 55873.05295667162, "preferred_offer_80_conditional": 46187.19465920687, "maximum_offer_85_at_95_rate_conditional": 52092.00039265507, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "observed_listing_details": { "id": "SFR-PEN-STOCKDALE", "address": "8625 Stockdale Ave, Pensacola, FL 32514", "market": "Pensacola-Ferry Pass-Brent MSA", "county": "Escambia", "asking_price": 199000, "beds_listing": 3, "baths_listing": 2, "heated_sqft": 1228, "year_built_listing": 1960, "direct_listing_url": "https://www.zillow.com/homedetails/8625-Stockdale-Ave-Pensacola-FL-32514/44645078_zpid/", "access_date": "2026-10-03", "availability_method": "Public listing/IDX and portal pages retrieved via web; cached vintages preserved, not broker-confirmed availability", "decision": "WATCH / NO BUY CLEARANCE", "actual_executed_rent": null, "room_rent_credit": 0, "adu_income_credit": 0, "str_income_credit": 0, "mtr_income_credit": 0, "actual_landlord_insurance_quote": null, "actual_flood_quote": null, "post_sale_tax_official": null, "capex_bid": null, "title_deed_restrictions_verified": false, "hoa_documents_verified": false, "annual_rental_legal_clearance": false, "status": "For sale / Active", "mls": "PAR 682386", "latest_listing_update": "2026-09-02 (Coldwell Banker)", "listing_start": "2026-05-11", "portal_dom": 136, "dom_note": "136 days shown in cached broker page; 145 calendar days since listing if uninterrupted", "price_history": "$208,000 May 11 to $199,000 Sep 2, $9,000/4.3% reduction", "parcel": "121S307000014005", "jurisdiction": "Ensley / Pensacola mailing address, likely unincorporated Escambia; official parcel request failed", "zoning": null, "hoa_monthly_claim": 0, "hoa_source_note": "MLS no HOA; no deed restriction review", "cdd_claim": null, "parking": "Driveway/open parking", "waterfront": "No per RealtyExecutives MLS fields", "fema_zone": null, "non_fema_flood_signal": "First Street 1/10 on Redfin, not FEMA determination", "condition_claims": { "roof": "Listing says replaced within last 3 years; rolled/hot-mop listed, but Redfin permit snippet Mar 28 2024 final describes shingles. Resolve discrepancy with permit/four-point", "hvac": "Replaced within last 3 years, listing claim only", "plumbing": "Hot-water heater replaced within last 3 years; pipe material/septic age unknown", "electrical": "Circuit breakers listed; wiring age/type unverified", "other": "Listing says TLC needed; frame/slab; tile" }, "utilities": "Public water, septic; tenant allocation unknown", "known_tax_history": { "2024_portal": 1696, "2025_realtor": 1850 }, "modeled_monthly_rent": 1600, "rent_range": [ 1500, 1700 ], "rent_confidence": "Moderate: own recent asking history at 1600, comparable 111 Wildflower 1595", "rent_comp_ids": [ "PEN-111WILDFLOWER", "PEN-4290LABORDE" ], "rent_history": "Subject advertised at$1700 Aug 2025, cut$1600 Oct 2025, re-advertised May 2026, removed Jun 2026. Removal is not executed lease evidence.", "upfront_capex_risk": "TLC, septic inspection/pump, roof-material/permit reconciliation, four-point and wind mitigation. Actual bids unavailable.", "key_limits": [ "Old frame house and septic", "No carrier quote or FEMA determination", "Recent listing rent is 1600, not 2000", "No lender clearance" ], "additional_sources": [ "https://www.coldwellbankerhomes.com/fl/pensacola/8625-stockdale-ave/pid_71177057/", "https://www.redfin.com/FL/Pensacola/8625-Stockdale-Ave-32514/home/135302498" ], "modeled_monthly_rent_to_price_pct": 0.804, "modeled_gross_yield_pct": 9.65, "count_as_main_candidate": true, "group": "portal_active_screen" } }, { "id": "SFR-PEN-SIMPSON", "type": "SFR", "units": 1, "address": "1195 Simpson St, Pensacola, FL 32526", "county": "Escambia", "cbsa": "37860", "market": "Pensacola-Ferry Pass-Brent, FL", "listing_url": "https://www.redfin.com/FL/Pensacola/1195-Simpson-St-32526/home/134092491", "listing_status_observation": "For sale / Active", "active_screen_included": true, "asking_price": 235000, "price_per_unit": 235000.0, "listing_beds": 3, "listing_baths": 2, "listing_sqft": 1247, "listing_year": 2002, "official_year": null, "official_assessed_units": null, "legal_units_verified": false, "separate_metering_verified": false, "parcel": "391S311102080006", "modeled_monthly_gross_potential_rent": 1650, "current_monthly_rent_listing_claim": null, "scenario": "Stabilized ordinary annual whole-home rental assumption", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 4700, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 3702, "flood_budget": 1500, "owner_utilities_budget": 1200, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Moderate/low: same ZIP comparables$1495–1750; need closer executed 3/2 comp", "base": { "price": 235000, "annual_gross_potential_rent": 19800, "scheduled_monthly_per_unit": 1650.0, "original_base_annual_gross_potential_rent": 19800, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 18216.0, "tax_budget": 4700.0, "fixed_operating_costs": 12100.0, "management_base": 1821.6000000000001, "repairs_base": 1386.0000000000002, "operating_expenses": 15307.6, "operating_expense_ratio_pct": 84.03381642512078, "noi_before_reserve": 2908.3999999999996, "replacement_reserve": 990.0, "after_reserve_cash_available": 1918.3999999999996, "cap_rate_pct": 1.2376170212765956, "after_reserve_unlevered_yield_pct": 0.8163404255319147, "annual_debt_service": 16262.520177808658, "conventional_DSCR": 0.1788406697240391, "after_reserve_DSCR": 0.1179644962173692, "after_reserve_BEO_pct": 172.49450155897114, "annual_after_reserve_cash_flow": -14344.120177808658, "monthly_after_reserve_cash_flow": -1195.3433481507216 }, "operating_stress": { "price": 235000, "annual_gross_potential_rent": 18810.0, "scheduled_monthly_per_unit": 1567.5, "original_base_annual_gross_potential_rent": 19800, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 17305.2, "tax_budget": 4700.0, "fixed_operating_costs": 12100.0, "management_base": 1821.6000000000001, "repairs_base": 1386.0000000000002, "operating_expenses": 15407.480000000001, "operating_expense_ratio_pct": 89.03381642512078, "noi_before_reserve": 1897.7199999999993, "replacement_reserve": 990.0, "after_reserve_cash_available": 907.7199999999993, "cap_rate_pct": 0.8075404255319145, "after_reserve_unlevered_yield_pct": 0.3862638297872338, "annual_debt_service": 16262.520177808658, "conventional_DSCR": 0.11669286059300762, "after_reserve_DSCR": 0.05581668708633773, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -15354.800177808658, "monthly_after_reserve_cash_flow": -1279.566681484055 }, "rate_stress": { "price": 235000, "annual_gross_potential_rent": 19800, "scheduled_monthly_per_unit": 1650.0, "original_base_annual_gross_potential_rent": 19800, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 18216.0, "tax_budget": 4700.0, "fixed_operating_costs": 12100.0, "management_base": 1821.6000000000001, "repairs_base": 1386.0000000000002, "operating_expenses": 15307.6, "operating_expense_ratio_pct": 84.03381642512078, "noi_before_reserve": 2908.3999999999996, "replacement_reserve": 990.0, "after_reserve_cash_available": 1918.3999999999996, "cap_rate_pct": 1.2376170212765956, "after_reserve_unlevered_yield_pct": 0.8163404255319147, "annual_debt_service": 17784.06648183056, "conventional_DSCR": 0.16353964954929873, "after_reserve_DSCR": 0.10787184145763122, "after_reserve_BEO_pct": 181.03292077345995, "annual_after_reserve_cash_flow": -15865.66648183056, "monthly_after_reserve_cash_flow": -1322.13887348588 }, "combined_operating_rate_stress": { "price": 235000, "annual_gross_potential_rent": 18810.0, "scheduled_monthly_per_unit": 1567.5, "original_base_annual_gross_potential_rent": 19800, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 17305.2, "tax_budget": 4700.0, "fixed_operating_costs": 12100.0, "management_base": 1821.6000000000001, "repairs_base": 1386.0000000000002, "operating_expenses": 15407.480000000001, "operating_expense_ratio_pct": 89.03381642512078, "noi_before_reserve": 1897.7199999999993, "replacement_reserve": 990.0, "after_reserve_cash_available": 907.7199999999993, "cap_rate_pct": 0.8075404255319145, "after_reserve_unlevered_yield_pct": 0.3862638297872338, "annual_debt_service": 17784.06648183056, "conventional_DSCR": 0.10670900279971637, "after_reserve_DSCR": 0.051041194708048875, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -16876.34648183056, "monthly_after_reserve_cash_flow": -1406.3622068192133 }, "maximum_offer_85_conditional": 60211.510319077686, "preferred_offer_80_conditional": 50222.96894981717, "maximum_offer_85_at_95_rate_conditional": 56136.86478911525, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "observed_listing_details": { "id": "SFR-PEN-SIMPSON", "address": "1195 Simpson St, Pensacola, FL 32526", "market": "Pensacola-Ferry Pass-Brent MSA", "county": "Escambia", "asking_price": 235000, "beds_listing": 3, "baths_listing": 2, "heated_sqft": 1247, "year_built_listing": 2002, "direct_listing_url": "https://www.redfin.com/FL/Pensacola/1195-Simpson-St-32526/home/134092491", "access_date": "2026-10-03", "availability_method": "Public listing/IDX and portal pages retrieved via web; cached vintages preserved, not broker-confirmed availability", "decision": "WATCH / NO BUY CLEARANCE", "actual_executed_rent": null, "room_rent_credit": 0, "adu_income_credit": 0, "str_income_credit": 0, "mtr_income_credit": 0, "actual_landlord_insurance_quote": null, "actual_flood_quote": null, "post_sale_tax_official": null, "capex_bid": null, "title_deed_restrictions_verified": false, "hoa_documents_verified": false, "annual_rental_legal_clearance": false, "status": "For sale / Active", "mls": "PAR 685573", "latest_listing_update": "2026-07-08 09:11 portal time", "listing_start": "2026-07-08", "portal_dom": 44, "dom_note": "Cached Redfin 44 days; Trulia current retrieval still for sale, 87 calendar days since Jul 8 if uninterrupted", "price_history": "Listed 235000 Jul 8; no cut observed", "parcel": "391S311102080006", "jurisdiction": "Springdale Forest / Pensacola mailing, likely unincorporated Escambia; official parcel request failed", "zoning": "Redfin incorrectly/ambiguously shows COM; must verify official parcel zoning", "hoa_monthly_claim": 0, "hoa_source_note": "MLS no association, not deed/lease-rule clearance", "cdd_claim": null, "parking": "Attached 2-car garage", "waterfront": "No waterfront represented; not independently verified", "fema_zone": null, "non_fema_flood_signal": "First Street 1/10, not FEMA", "condition_claims": { "roof": "2022 archived listing says brand-new roof then; do not label 2026 roof. No permit reviewed", "hvac": "CentralAC/natural-gas heating, age unknown", "plumbing": "Gas water heater, age/materials unknown", "electrical": "Copper wiring and circuit breakers listed; inspection unverified", "other": "Frame/slab; split layout" }, "utilities": "Public water/sewer; allocation unknown", "known_tax_history": null, "modeled_monthly_rent": 1650, "rent_range": [ 1500, 1800 ], "rent_confidence": "Moderate/low: same ZIP comparables$1495–1750; need closer executed 3/2 comp", "rent_comp_ids": [ "PEN-1229BROWNFIELD", "PEN-6942FALCON" ], "upfront_capex_risk": "HVAC/heater age, roof 2022 documentation, four-point, wind mitigation, paint/turnover; no bid", "key_limits": [ "July listing update remains old", "No insurance/flood quote", "No official zoning/lease/HOA clearance" ], "additional_sources": [ "https://www.trulia.com/home/1195-simpson-st-pensacola-fl-32526-44684767", "https://www.zillow.com/homedetails/1195-Simpson-St-Pensacola-FL-32526/44684767_zpid/" ], "modeled_monthly_rent_to_price_pct": 0.702, "modeled_gross_yield_pct": 8.43, "count_as_main_candidate": true, "group": "portal_active_screen" } }, { "id": "SFR-TAL-MAGELLAN", "type": "SFR", "units": 1, "address": "3946 Magellan Trail, Tallahassee, FL 32303", "county": "Leon", "cbsa": "45220", "market": "Tallahassee, FL", "listing_url": "https://www.coldwellbanker.com/fl/tallahassee/3946-magellan-trl/lid-P00800000HIC7Erg6qbeS6jDXCRtqdbq25rRpNn2", "listing_status_observation": "Active", "active_screen_included": true, "asking_price": 225000, "price_per_unit": 225000.0, "listing_beds": 3, "listing_baths": 2, "listing_sqft": 1468, "listing_year": 1990, "official_year": null, "official_assessed_units": null, "legal_units_verified": false, "separate_metering_verified": false, "parcel": "211660A0140", "modeled_monthly_gross_potential_rent": 1750, "current_monthly_rent_listing_claim": null, "scenario": "Stabilized ordinary annual whole-home rental assumption", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 3500, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 2538, "flood_budget": 1500, "owner_utilities_budget": 1200, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Moderate/low: same NW ZIP 3/2 asks 1750–1850; exact Settlers Creek executed lease absent", "base": { "price": 225000, "annual_gross_potential_rent": 21000, "scheduled_monthly_per_unit": 1750.0, "original_base_annual_gross_potential_rent": 21000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 19320.0, "tax_budget": 4500.0, "fixed_operating_costs": 10700.0, "management_base": 1932.0, "repairs_base": 1470.0000000000002, "operating_expenses": 14102.0, "operating_expense_ratio_pct": 72.99171842650104, "noi_before_reserve": 5218.0, "replacement_reserve": 1050.0, "after_reserve_cash_available": 4168.0, "cap_rate_pct": 2.319111111111111, "after_reserve_unlevered_yield_pct": 1.8524444444444443, "annual_debt_service": 15570.498042582758, "conventional_DSCR": 0.3351209438342708, "after_reserve_DSCR": 0.26768572133024926, "after_reserve_BEO_pct": 152.33067747398286, "annual_after_reserve_cash_flow": -11402.498042582758, "monthly_after_reserve_cash_flow": -950.2081702152299 }, "operating_stress": { "price": 225000, "annual_gross_potential_rent": 19950.0, "scheduled_monthly_per_unit": 1662.5, "original_base_annual_gross_potential_rent": 21000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 18354.0, "tax_budget": 4500.0, "fixed_operating_costs": 10700.0, "management_base": 1932.0, "repairs_base": 1470.0000000000002, "operating_expenses": 14314.600000000002, "operating_expense_ratio_pct": 77.99171842650105, "noi_before_reserve": 4039.399999999998, "replacement_reserve": 1050.0, "after_reserve_cash_available": 2989.399999999998, "cap_rate_pct": 1.795288888888888, "after_reserve_unlevered_yield_pct": 1.3286222222222213, "annual_debt_service": 15570.498042582758, "conventional_DSCR": 0.25942651217404233, "after_reserve_DSCR": 0.19199128967002077, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -12581.09804258276, "monthly_after_reserve_cash_flow": -1048.4248368818967 }, "rate_stress": { "price": 225000, "annual_gross_potential_rent": 21000, "scheduled_monthly_per_unit": 1750.0, "original_base_annual_gross_potential_rent": 21000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 19320.0, "tax_budget": 4500.0, "fixed_operating_costs": 10700.0, "management_base": 1932.0, "repairs_base": 1470.0000000000002, "operating_expenses": 14102.0, "operating_expense_ratio_pct": 72.99171842650104, "noi_before_reserve": 5218.0, "replacement_reserve": 1050.0, "after_reserve_cash_available": 4168.0, "cap_rate_pct": 2.319111111111111, "after_reserve_unlevered_yield_pct": 1.8524444444444443, "annual_debt_service": 17027.297695369685, "conventional_DSCR": 0.30644909681816135, "after_reserve_DSCR": 0.2447834104135869, "after_reserve_BEO_pct": 160.03861214481313, "annual_after_reserve_cash_flow": -12859.297695369685, "monthly_after_reserve_cash_flow": -1071.608141280807 }, "combined_operating_rate_stress": { "price": 225000, "annual_gross_potential_rent": 19950.0, "scheduled_monthly_per_unit": 1662.5, "original_base_annual_gross_potential_rent": 21000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 18354.0, "tax_budget": 4500.0, "fixed_operating_costs": 10700.0, "management_base": 1932.0, "repairs_base": 1470.0000000000002, "operating_expenses": 14314.600000000002, "operating_expense_ratio_pct": 77.99171842650105, "noi_before_reserve": 4039.399999999998, "replacement_reserve": 1050.0, "after_reserve_cash_available": 2989.399999999998, "cap_rate_pct": 1.795288888888888, "after_reserve_unlevered_yield_pct": 1.3286222222222213, "annual_debt_service": 17027.297695369685, "conventional_DSCR": 0.2372308320596551, "after_reserve_DSCR": 0.17556514565508063, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -14037.897695369687, "monthly_after_reserve_cash_flow": -1169.824807947474 }, "maximum_offer_85_conditional": 81387.5568873742, "preferred_offer_80_conditional": 71747.09849973882, "maximum_offer_85_at_95_rate_conditional": 75639.57349344093, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "observed_listing_details": { "id": "SFR-TAL-MAGELLAN", "address": "3946 Magellan Trail, Tallahassee, FL 32303", "market": "Tallahassee MSA", "county": "Leon", "asking_price": 225000, "beds_listing": 3, "baths_listing": 2, "heated_sqft": 1468, "year_built_listing": 1990, "direct_listing_url": "https://www.coldwellbanker.com/fl/tallahassee/3946-magellan-trl/lid-P00800000HIC7Erg6qbeS6jDXCRtqdbq25rRpNn2", "access_date": "2026-10-03", "availability_method": "Public listing/IDX and portal pages retrieved via web; cached vintages preserved, not broker-confirmed availability", "decision": "WATCH / NO BUY CLEARANCE", "actual_executed_rent": null, "room_rent_credit": 0, "adu_income_credit": 0, "str_income_credit": 0, "mtr_income_credit": 0, "actual_landlord_insurance_quote": null, "actual_flood_quote": null, "post_sale_tax_official": null, "capex_bid": null, "title_deed_restrictions_verified": false, "hoa_documents_verified": false, "annual_rental_legal_clearance": false, "status": "Active", "mls": "FL TBR405554", "latest_listing_update": "2026-10-02 03:50 AM portal time", "listing_start": "2026-10-01", "portal_dom": 2, "dom_note": "Coldwell Banker 2 days; newly listed strongest recency of group", "price_history": "Listed 225000; no cut observed", "parcel": "211660A0140", "jurisdiction": "Tallahassee inside city per portal tax-record field; official confirmation needed", "zoning": "RP-1 per Redfin record, not authoritative parcel clearance", "hoa_monthly_claim": null, "hoa_source_note": "Older Zillow page says$2/month, unverified; no current fee or restrictions obtained", "cdd_claim": null, "parking": "Finished garage 220 sf per portal record, space count not confirmed", "waterfront": "No waterfront represented; not independently verified", "fema_zone": null, "condition_claims": { "roof": "Composition shingle; age unknown", "hvac": "Listing says major systems relatively updated, no dates", "plumbing": "No dated/material evidence", "electrical": "No dated/panel evidence", "other": "Listing explicitly TLC needed" }, "utilities": "Not documented", "known_tax_history": { "2025_portal": 4059 }, "modeled_monthly_rent": 1750, "rent_range": [ 1650, 1850 ], "rent_confidence": "Moderate/low: same NW ZIP 3/2 asks 1750–1850; exact Settlers Creek executed lease absent", "rent_comp_ids": [ "TAL-3197WOODHILL", "TAL-4517ELTHAM", "TAL-2626FAVERSHAM" ], "upfront_capex_risk": "TLC scope undefined; inspections and contractor quote required; prior preforeclosure portal flag must reconcile title/estate/bank authority", "key_limits": [ "HOA unknown", "Potential preforeclosure flag fromolder Zillow, not confirmed legal status", "All system dates unknown", "No insurance/FEMA clearance" ], "additional_sources": [ "https://www.redfin.com/FL/Tallahassee/3946-Magellan-Trl-32303/home/139896284", "https://www.zillow.com/homedetails/3946-Magellan-Trl-Tallahassee-FL-32303/45602728_zpid/", "https://www.homes.com/property/3946-magellan-trail-tallahassee-fl/j8cn7c2eq8esr/" ], "modeled_monthly_rent_to_price_pct": 0.778, "modeled_gross_yield_pct": 9.33, "count_as_main_candidate": true, "group": "portal_active_screen" } }, { "id": "SFR-GNV-NW48", "type": "SFR", "units": 1, "address": "4001 NW 48 th Place, Gainesville, FL 32606", "county": "Alachua", "cbsa": "23540", "market": "Gainesville, FL", "listing_url": "https://www.compass.com/homedetails/4001-NW-48th-Pl-Gainesville-FL-32606/C9WL3_pid/", "listing_status_observation": "Active", "active_screen_included": true, "asking_price": 225000, "price_per_unit": 225000.0, "listing_beds": 3, "listing_baths": 2, "listing_sqft": 1303, "listing_year": 1973, "official_year": null, "official_assessed_units": null, "legal_units_verified": false, "separate_metering_verified": false, "parcel": "06071-020-032", "modeled_monthly_gross_potential_rent": 1900, "current_monthly_rent_listing_claim": null, "scenario": "Stabilized ordinary annual whole-home rental assumption", "tax_rate_assumption": 0.02, "tax_floor_assumption": 4920.13, "known_non_advalorem_annual": 0, "tax_method": "Conservative max(2% of offer, disclosed 2025 tax $4,920.13); actual post-sale all-levy estimate not obtained", "insurance_budget": 3500, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 2525, "flood_budget": 1500, "owner_utilities_budget": 1200, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Moderate after repairs; 3526 NW 53 rd Ter 3/2,1353 sf$1900,4731 NW 39 th 3/2,1449 sf$2200 uppercomp", "base": { "price": 225000, "annual_gross_potential_rent": 22800, "scheduled_monthly_per_unit": 1900.0, "original_base_annual_gross_potential_rent": 22800, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 20976.0, "tax_budget": 4920.13, "fixed_operating_costs": 11120.130000000001, "management_base": 2097.6, "repairs_base": 1596.0000000000002, "operating_expenses": 14813.730000000001, "operating_expense_ratio_pct": 70.62228260869567, "noi_before_reserve": 6162.269999999999, "replacement_reserve": 1140.0, "after_reserve_cash_available": 5022.269999999999, "cap_rate_pct": 2.738786666666666, "after_reserve_unlevered_yield_pct": 2.232119999999999, "annual_debt_service": 15570.498042582758, "conventional_DSCR": 0.39576576055224444, "after_reserve_DSCR": 0.32255037611930676, "after_reserve_BEO_pct": 143.40462009055926, "annual_after_reserve_cash_flow": -10548.22804258276, "monthly_after_reserve_cash_flow": -879.0190035485633 }, "operating_stress": { "price": 225000, "annual_gross_potential_rent": 21660.0, "scheduled_monthly_per_unit": 1805.0, "original_base_annual_gross_potential_rent": 22800, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 19927.2, "tax_budget": 4920.13, "fixed_operating_costs": 11120.130000000001, "management_base": 2097.6, "repairs_base": 1596.0000000000002, "operating_expenses": 15069.403500000004, "operating_expense_ratio_pct": 75.62228260869567, "noi_before_reserve": 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"after_reserve_cash_available": 5022.269999999999, "cap_rate_pct": 2.738786666666666, "after_reserve_unlevered_yield_pct": 2.232119999999999, "annual_debt_service": 17027.297695369685, "conventional_DSCR": 0.36190534224792076, "after_reserve_DSCR": 0.2949540255800971, "after_reserve_BEO_pct": 150.5040336031661, "annual_after_reserve_cash_flow": -12005.027695369687, "monthly_after_reserve_cash_flow": -1000.4189746141406 }, "combined_operating_rate_stress": { "price": 225000, "annual_gross_potential_rent": 21660.0, "scheduled_monthly_per_unit": 1805.0, "original_base_annual_gross_potential_rent": 22800, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 19927.2, "tax_budget": 4920.13, "fixed_operating_costs": 11120.130000000001, "management_base": 2097.6, "repairs_base": 1596.0000000000002, "operating_expenses": 15069.403500000004, "operating_expense_ratio_pct": 75.62228260869567, "noi_before_reserve": 4857.796499999997, "replacement_reserve": 1140.0, "after_reserve_cash_available": 3717.7964999999967, "cap_rate_pct": 2.1590206666666654, "after_reserve_unlevered_yield_pct": 1.6523539999999985, "annual_debt_service": 17027.297695369685, "conventional_DSCR": 0.28529462436784675, "after_reserve_DSCR": 0.21834330770002305, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -13309.501195369689, "monthly_after_reserve_cash_flow": -1109.1250996141407 }, "maximum_offer_85_conditional": 51817.273140106234, "preferred_offer_80_conditional": 36991.15779243636, "maximum_offer_85_at_95_rate_conditional": 47383.957480193865, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "observed_listing_details": { "id": "SFR-GNV-NW48", "address": "4001 NW 48 th Place, Gainesville, FL 32606", "market": "Gainesville MSA", "county": "Alachua", "asking_price": 225000, "beds_listing": 3, "baths_listing": 2, "heated_sqft": 1303, "year_built_listing": 1973, "direct_listing_url": "https://www.compass.com/homedetails/4001-NW-48th-Pl-Gainesville-FL-32606/C9WL3_pid/", "access_date": "2026-10-03", "availability_method": "Public listing/IDX and portal pages retrieved via web; cached vintages preserved, not broker-confirmed availability", "decision": "WATCH / NO BUY CLEARANCE", "actual_executed_rent": null, "room_rent_credit": 0, "adu_income_credit": 0, "str_income_credit": 0, "mtr_income_credit": 0, "actual_landlord_insurance_quote": null, "actual_flood_quote": null, "post_sale_tax_official": null, "capex_bid": null, "title_deed_restrictions_verified": false, "hoa_documents_verified": false, "annual_rental_legal_clearance": false, "status": "Active", "mls": "Stellar TB8542517", "latest_listing_update": "2026-09-11 06:53 AM portal time", "listing_start": "2026-09-09", "portal_dom": 8, "dom_note": "Cached 8 days; 24 calendar days sinceSep 9 if uninterrupted", "price_history": "Listed 225000 Sep 9, no cut observed", "parcel": "06071-020-032", "jurisdiction": "Gainesville claimed, official parcel not retrieved", "zoning": "RSF 2 portal record; official verification needed", "hoa_monthly_claim": 0, "hoa_source_note": "MLS No HOA", "cdd_claim": null, "parking": "Onecar carport", "waterfront": "MLS No, 0 frontage", "fema_zone": "X listing claim only", "flood_panel_listing": "12001C0284E dated2018-11-02", "condition_claims": { "roof": "Shingle, age unknown", "hvac": "CentralAC/electricheat, age unknown", "plumbing": "No material/date evidence", "electrical": "No panel/date evidence", "other": "Concreteblock; explicitfixer/needsupdating, notturnkey" }, "utilities": "Public water/sewer, naturalgasconnected; tenant allocation unknown", "known_tax_history": { "2025_portal": 4920.13, "2025_taxable_value_portal": 213568 }, "modeled_monthly_rent": 1900, "rent_range": [ 1800, 2100 ], "rent_confidence": "Moderate after repairs; 3526 NW 53 rdTer 3/2,1353 sf$1900,4731 NW 39 th 3/2,1449 sf$2200 uppercomp", "rent_comp_ids": [ "GNV-3526NW53", "GNV-4731NW39", "GNV-2146NW87" ], "upfront_capex_risk": "Whole fixer scope, roof/HVAC/plumbing/panel unknown; no rent credited before stabilization and no rehab quote", "key_limits": [ "Fixer; cannotprice without inspection and bid", "Current 4920 taxalreadyexceeds 2%asking 4500, do not reduce tax mechanically", "No officiallegal/FEMA/insuranceclearance" ], "additional_sources": [ "https://www.redfin.com/FL/Gainesville/4001-NW-48th-Pl-32606/home/115060031", "https://www.trulia.com/home/4001-nw-48th-pl-gainesville-fl-32606-42707291" ], "modeled_monthly_rent_to_price_pct": 0.844, "modeled_gross_yield_pct": 10.13, "count_as_main_candidate": true, "group": "portal_active_screen" } }, { "id": "SFR-JAX-GALVESTON", "type": "SFR", "units": 1, "address": "8015 Galveston Ave, Jacksonville, FL 32211", "county": "Duval", "cbsa": "27260", "market": "Jacksonville, FL", "listing_url": "https://www.redfin.com/FL/Jacksonville/8015-Galveston-Ave-32211/home/108836553", "listing_status_observation": "For sale; SHORT SALE", "active_screen_included": true, "asking_price": 179000, "price_per_unit": 179000.0, "listing_beds": 4, "listing_baths": 2, "listing_sqft": 1195, "listing_year": 1953, "official_year": null, "official_assessed_units": null, "legal_units_verified": false, "separate_metering_verified": false, "parcel": "1442090000R", "modeled_monthly_gross_potential_rent": 1750, "current_monthly_rent_listing_claim": null, "scenario": "Stabilized ordinary annual whole-home rental assumption", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 3500, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 2786, "flood_budget": 1500, "owner_utilities_budget": 1200, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Moderate/low due 4 beds compressed 1195 sf; larger 4/2 comps 1850–1960", "base": { "price": 179000, "annual_gross_potential_rent": 21000, "scheduled_monthly_per_unit": 1750.0, "original_base_annual_gross_potential_rent": 21000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 19320.0, "tax_budget": 3580.0, "fixed_operating_costs": 9780.0, "management_base": 1932.0, "repairs_base": 1470.0000000000002, "operating_expenses": 13182.0, "operating_expense_ratio_pct": 68.22981366459628, "noi_before_reserve": 6138.0, "replacement_reserve": 1050.0, "after_reserve_cash_available": 5088.0, "cap_rate_pct": 3.429050279329609, "after_reserve_unlevered_yield_pct": 2.842458100558659, "annual_debt_service": 12387.196220543616, "conventional_DSCR": 0.4955116469230058, "after_reserve_DSCR": 0.41074670243471056, "after_reserve_BEO_pct": 130.62008582298208, "annual_after_reserve_cash_flow": -7299.196220543616, "monthly_after_reserve_cash_flow": -608.266351711968 }, "operating_stress": { "price": 179000, "annual_gross_potential_rent": 19950.0, "scheduled_monthly_per_unit": 1662.5, "original_base_annual_gross_potential_rent": 21000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 18354.0, "tax_budget": 3580.0, "fixed_operating_costs": 9780.0, "management_base": 1932.0, "repairs_base": 1470.0000000000002, "operating_expenses": 13440.6, "operating_expense_ratio_pct": 73.22981366459628, "noi_before_reserve": 4913.4, "replacement_reserve": 1050.0, "after_reserve_cash_available": 3863.3999999999996, "cap_rate_pct": 2.7449162011173183, "after_reserve_unlevered_yield_pct": 2.1583240223463687, "annual_debt_service": 12387.196220543616, "conventional_DSCR": 0.3966515030940855, "after_reserve_DSCR": 0.31188655860579023, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -8523.796220543616, "monthly_after_reserve_cash_flow": -710.316351711968 }, "rate_stress": { "price": 179000, "annual_gross_potential_rent": 21000, "scheduled_monthly_per_unit": 1750.0, "original_base_annual_gross_potential_rent": 21000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 19320.0, "tax_budget": 3580.0, "fixed_operating_costs": 9780.0, "management_base": 1932.0, "repairs_base": 1470.0000000000002, "operating_expenses": 13182.0, "operating_expense_ratio_pct": 68.22981366459628, "noi_before_reserve": 6138.0, "replacement_reserve": 1050.0, "after_reserve_cash_available": 5088.0, "cap_rate_pct": 3.429050279329609, "after_reserve_unlevered_yield_pct": 2.842458100558659, "annual_debt_service": 13546.16127764966, "conventional_DSCR": 0.4531172982656958, "after_reserve_DSCR": 0.37560456395826985, "after_reserve_BEO_pct": 136.75217607222044, "annual_after_reserve_cash_flow": -8458.16127764966, "monthly_after_reserve_cash_flow": -704.8467731374717 }, "combined_operating_rate_stress": { "price": 179000, "annual_gross_potential_rent": 19950.0, "scheduled_monthly_per_unit": 1662.5, "original_base_annual_gross_potential_rent": 21000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 18354.0, "tax_budget": 3580.0, "fixed_operating_costs": 9780.0, "management_base": 1932.0, "repairs_base": 1470.0000000000002, "operating_expenses": 13440.6, "operating_expense_ratio_pct": 73.22981366459628, "noi_before_reserve": 4913.4, "replacement_reserve": 1050.0, "after_reserve_cash_available": 3863.3999999999996, "cap_rate_pct": 2.7449162011173183, "after_reserve_unlevered_yield_pct": 2.1583240223463687, "annual_debt_service": 13546.16127764966, "conventional_DSCR": 0.3627153035677207, "after_reserve_DSCR": 0.2852025692602947, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -9682.76127764966, "monthly_after_reserve_cash_flow": -806.8967731374718 }, "maximum_offer_85_conditional": 81387.5568873742, "preferred_offer_80_conditional": 71747.09849973882, "maximum_offer_85_at_95_rate_conditional": 75639.57349344093, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "observed_listing_details": { "id": "SFR-JAX-GALVESTON", "address": "8015 Galveston Ave, Jacksonville, FL 32211", "market": "Jacksonville MSA", "county": "Duval", "asking_price": 179000, "beds_listing": 4, "baths_listing": 2, "heated_sqft": 1195, "year_built_listing": 1953, "direct_listing_url": "https://www.redfin.com/FL/Jacksonville/8015-Galveston-Ave-32211/home/108836553", "access_date": "2026-10-03", "availability_method": "Public listing/IDX and portal pages retrieved via web; cached vintages preserved, not broker-confirmed availability", "decision": "WATCH / NO BUY CLEARANCE", "actual_executed_rent": null, "room_rent_credit": 0, "adu_income_credit": 0, "str_income_credit": 0, "mtr_income_credit": 0, "actual_landlord_insurance_quote": null, "actual_flood_quote": null, "post_sale_tax_official": null, "capex_bid": null, "title_deed_restrictions_verified": false, "hoa_documents_verified": false, "annual_rental_legal_clearance": false, "status": "For sale; SHORT SALE", "mls": "realMLS2118104", "latest_listing_update": "2026-09-18 15:37 portal time", "listing_start": "2025-11-10 with pending/relist intervals", "portal_dom": 213, "dom_note": "213/214 days cached; current MLS cumulativeDOM not verified", "price_history": "209000 Nov 2025; 170000 Mar 2 2026 thenpending; 207000 Jun 19 relist; 199000 Sep 1; 189000 Sep 11; 179000 Sep 18", "parcel": "1442090000R", "jurisdiction": "Jacksonville; official parcel page failed", "zoning": "RMD-A portalonly", "hoa_monthly_claim": 0, "hoa_source_note": "Listing specificallyNo HOA / CDD", "cdd_claim": 0, "parking": "Largeconcretepad forboat/RV, otherparking; countunverified", "waterfront": "No waterfrontrepresented", "fema_zone": null, "non_fema_flood_signal": "First Street 1/10, notFEMA", "condition_claims": { "roof": "2019 claimed", "hvac": "Centralheat/air, age unknown", "plumbing": "2019 repipe, tanklessheater, fixtures claimed", "electrical": "No age/material evidence", "other": "Kitchen/floor/bathupdates 2020; as-is" }, "utilities": "Public sewer, electricconnected; water billing allocationnot verified", "known_tax_history": null, "mandatory_buyer_fee": 5000, "mandatory_buyer_fee_note": "Short saleprocessing fee toARII SOLUTIONS perlisting; addition toprice/closingcosts, lender approval andshort sale conditions pending", "modeled_monthly_rent": 1750, "rent_range": [ 1600, 1900 ], "rent_confidence": "Moderate/low due 4 beds compressed 1195 sf; larger 4/2 comps 1850–1960", "rent_comp_ids": [ "JAX-1447LAWRENCE", "JAX-7037PELLIAS", "JAX-8719GALVESTON" ], "upfront_capex_risk": "As-is, short-sale waiting costs, HVAC/panelunknown, inspectionneeded; do not count 2019 upgradesasverifiedcondition", "key_limits": [ "SHORT SALE +5000 processing fee", "Repeatedpending/relist andpricereversal", "No insurance/FEMA/legalclearance", "No Buy atasking" ], "additional_sources": [ "https://www.zillow.com/homedetails/8015-Galveston-Ave-Jacksonville-FL-32211/44543501_zpid/" ], "modeled_monthly_rent_to_price_pct": 0.978, "modeled_gross_yield_pct": 11.73, "count_as_main_candidate": true, "group": "portal_active_screen" } }, { "id": "SFR-PALM-ANGLE", "type": "SFR", "units": 1, "address": "839 Angle St NE, Palm Bay, FL 32905", "county": "Brevard", "cbsa": "37340", "market": "Palm Bay-Melbourne-Titusville, FL", "listing_url": "https://www.compass.com/homedetails/839-Angle-St-NE-Palm-Bay-FL-32905/NUCXU_pid/", "listing_status_observation": "Compass Active / Redfin cached off-market conflict; reconfirmbefore use", "active_screen_included": false, "asking_price": 249900, "price_per_unit": 249900.0, "listing_beds": 3, "listing_baths": 2, "listing_sqft": 1298, "listing_year": 1972, "official_year": null, "official_assessed_units": null, "legal_units_verified": false, "separate_metering_verified": false, "parcel": null, "modeled_monthly_gross_potential_rent": 1750, "current_monthly_rent_listing_claim": null, "scenario": "Stabilized ordinary annual whole-home rental assumption", "tax_rate_assumption": 0.02, "tax_floor_assumption": 0, "known_non_advalorem_annual": 0, "tax_method": "Assumed 2.0% of offer; unknown non-ad-valorem charges remain unpriced", "insurance_budget": 4500, "insurance_budget_is_quote": false, "insurance_county_homeowner_average": 3532, "flood_budget": 1500, "owner_utilities_budget": 1200, "hoa_budget_included": 0, "hoa_documents_verified": false, "licenses_budget_included": 0, "unpriced_costs": "Unknown HOA/deed restrictions, non-ad-valorem charges except stated, local license fees, immediate capital work, closing costs/points and deductible liquidity remain unresolved", "basis_of_rent": "Moderate/low nearby 3/2 ask 1650–1810", "base": { "price": 249900, "annual_gross_potential_rent": 21000, "scheduled_monthly_per_unit": 1750.0, "original_base_annual_gross_potential_rent": 21000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 19320.0, "tax_budget": 4998.0, "fixed_operating_costs": 12198.0, "management_base": 1932.0, "repairs_base": 1470.0000000000002, "operating_expenses": 15600.0, "operating_expense_ratio_pct": 80.74534161490683, "noi_before_reserve": 3720.0, "replacement_reserve": 1050.0, "after_reserve_cash_available": 2670.0, "cap_rate_pct": 1.48859543817527, "after_reserve_unlevered_yield_pct": 1.0684273709483794, "annual_debt_service": 17293.63315929525, "conventional_DSCR": 0.2151080669824731, "after_reserve_DSCR": 0.15439208033419438, "after_reserve_BEO_pct": 169.37372041955157, "annual_after_reserve_cash_flow": -14623.633159295248, "monthly_after_reserve_cash_flow": -1218.6360966079374 }, "operating_stress": { "price": 249900, "annual_gross_potential_rent": 19950.0, "scheduled_monthly_per_unit": 1662.5, "original_base_annual_gross_potential_rent": 21000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 18354.0, "tax_budget": 4998.0, "fixed_operating_costs": 12198.0, "management_base": 1932.0, "repairs_base": 1470.0000000000002, "operating_expenses": 15737.7, "operating_expense_ratio_pct": 85.74534161490683, "noi_before_reserve": 2616.2999999999993, "replacement_reserve": 1050.0, "after_reserve_cash_available": 1566.2999999999993, "cap_rate_pct": 1.0469387755102038, "after_reserve_unlevered_yield_pct": 0.626770708283313, "annual_debt_service": 17293.63315929525, "conventional_DSCR": 0.1512868913027538, "after_reserve_DSCR": 0.09057090465447512, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -15727.333159295249, "monthly_after_reserve_cash_flow": -1310.6110966079375 }, "rate_stress": { "price": 249900, "annual_gross_potential_rent": 21000, "scheduled_monthly_per_unit": 1750.0, "original_base_annual_gross_potential_rent": 21000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 19320.0, "tax_budget": 4998.0, "fixed_operating_costs": 12198.0, "management_base": 1932.0, "repairs_base": 1470.0000000000002, "operating_expenses": 15600.0, "operating_expense_ratio_pct": 80.74534161490683, "noi_before_reserve": 3720.0, "replacement_reserve": 1050.0, "after_reserve_cash_available": 2670.0, "cap_rate_pct": 1.48859543817527, "after_reserve_unlevered_yield_pct": 1.0684273709483794, "annual_debt_service": 18911.651973657263, "conventional_DSCR": 0.19670412744384919, "after_reserve_DSCR": 0.14118280114921433, "after_reserve_BEO_pct": 177.93466652728713, "annual_after_reserve_cash_flow": -16241.651973657263, "monthly_after_reserve_cash_flow": -1353.470997804772 }, "combined_operating_rate_stress": { "price": 249900, "annual_gross_potential_rent": 19950.0, "scheduled_monthly_per_unit": 1662.5, "original_base_annual_gross_potential_rent": 21000, "economic_vacancy_collection_loss_pct": 8, "effective_gross_income": 18354.0, "tax_budget": 4998.0, "fixed_operating_costs": 12198.0, "management_base": 1932.0, "repairs_base": 1470.0000000000002, "operating_expenses": 15737.7, "operating_expense_ratio_pct": 85.74534161490683, "noi_before_reserve": 2616.2999999999993, "replacement_reserve": 1050.0, "after_reserve_cash_available": 1566.2999999999993, "cap_rate_pct": 1.0469387755102038, "after_reserve_unlevered_yield_pct": 0.626770708283313, "annual_debt_service": 18911.651973657263, "conventional_DSCR": 0.13834328189014583, "after_reserve_DSCR": 0.08282195559551098, "after_reserve_BEO_pct": null, "annual_after_reserve_cash_flow": -17345.351973657263, "monthly_after_reserve_cash_flow": -1445.4459978047719 }, "maximum_offer_85_conditional": 71130.52187200669, "preferred_offer_80_conditional": 60536.61435915464, "maximum_offer_85_at_95_rate_conditional": 66316.96277917264, "maximum_offer_label": "Conditional income-based price ceiling before capex, transaction costs and all unpriced obligations; not an offer recommendation", "observed_listing_details": { "id": "SFR-PALM-ANGLE", "address": "839 Angle St NE, Palm Bay, FL 32905", "market": "Palm Bay-Melbourne-Titusville MSA", "county": "Brevard", "asking_price": 249900, "beds_listing": 3, "baths_listing": 2, "heated_sqft": 1298, "year_built_listing": 1972, "direct_listing_url": "https://www.compass.com/homedetails/839-Angle-St-NE-Palm-Bay-FL-32905/NUCXU_pid/", "access_date": "2026-10-03", "availability_method": "Public listing/IDX and portal pages retrieved via web; cached vintages preserved, not broker-confirmed availability", "decision": "WATCH / NO BUY CLEARANCE", "actual_executed_rent": null, "room_rent_credit": 0, "adu_income_credit": 0, "str_income_credit": 0, "mtr_income_credit": 0, "actual_landlord_insurance_quote": null, "actual_flood_quote": null, "post_sale_tax_official": null, "capex_bid": null, "title_deed_restrictions_verified": false, "hoa_documents_verified": false, "annual_rental_legal_clearance": false, "status": "Compass Active / Redfin cached off-market conflict; reconfirmbefore use", "mls": "SCMLS1086585", "latest_listing_update": "2026-09-03 07:01 Redfinsearchsnapshot; Compasslisted Sep 2", "listing_start": "2026-09-02", "portal_dom": 26, "dom_note": "26 daysinsearchsnapshot; availabilityconflict", "price_history": "249900 listed Sep 2; nocutobserved", "parcel": null, "jurisdiction": "Palm Bay cityclaimed; parcelnot verified", "zoning": null, "hoa_monthly_claim": 0, "hoa_source_note": "ListingNo HOAfees, deednot reviewed", "cdd_claim": null, "parking": "1-cargarage", "waterfront": "Not represented aswaterfront; notindependentlyverified", "fema_zone": null, "condition_claims": { "roof": "Metalroofinstalled, yearunknown", "hvac": "No age evidence", "plumbing": "Listing claimsup-to-code, newwaterheaterrecently; notpermit verification", "electrical": "Listing claimsup-to-code; notinspection verification", "other": "Concreteblock, hurricanes shutters" }, "utilities": "Citywater/sewer; tenant allocation unknown", "known_tax_history": null, "modeled_monthly_rent": 1750, "rent_range": [ 1650, 1850 ], "rent_confidence": "Moderate/low nearby 3/2 ask 1650–1810", "rent_comp_ids": [ "PALM-976HAMPSHIRE", "PALM-1569RICHARDS", "PALM-870ANGLE" ], "upfront_capex_risk": "Roof age/HVAC age/four-point/windmitigation andelectricalplumbingclaimverification", "key_limits": [ "Active/off-marketconflict", "No FEMA or insurance quote", "No official rental/deedclearance" ], "additional_sources": [ "https://www.redfin.com/FL/Palm-Bay/839-Angle-St-NE-32905/home/122796820", "https://www.coldwellbankerhomes.com/fl/palm-bay/839-angle-street-ne/pid_73387442/" ], "modeled_monthly_rent_to_price_pct": 0.7, "modeled_gross_yield_pct": 8.4, "count_as_main_candidate": false, "group": "availability_conflict_reserve" } } ], "model_assumptions": { "as_of": "2026-10-03", "evidence": { "freddie_benchmark_rate": 0.0728, "benchmark_date": "2026-10-01", "benchmark_source": "S01", "lender_product_source": "S02", "lender_DSCR_definition_source": "S03", "county_insurance_source": "S14" }, "analyst_assumptions": { "loan_to_value": 0.75, "annual_interest_rate": 0.085, "interest_rate_stress": 0.095, "amortization_months": 360, "combined_vacancy_and_collection_loss": 0.08, "management_fraction_of_EGI": 0.1, "routine_maintenance_fraction_of_GPR": 0.07, "capital_replacement_reserve_fraction_of_GPR": 0.05, "fallback_annual_property_tax_fraction_of_offer": 0.02, "fallback_owner_utilities_per_unit_monthly": 100, "provisional_separate_annual_flood_budget": 1500, "base_after_reserve_DSCR_hurdle": 1.25, "stress_after_reserve_DSCR_hurdle": 1, "rent_stress_multiplier": 0.95, "opex_ratio_stress_percentage_points": 5 }, "insurance_budget_rules": { "SFR": "max(3500,1.25*county_homeowner_incl_wind_average) rounded up to $100", "duplex": "max(4500,1.5*county_homeowner_incl_wind_average) rounded up to $100", "three_four_units": "max(6000,2.0*county_homeowner_incl_wind_average) rounded up to $100", "warning": "Analyst risk budgets only; county homeowner averages are not landlord quotes. Flood, liability, wind deductible and exact occupancy endorsement separately unresolved. A quote can exceed these amounts substantially." }, "definitions": { "R": "Annual gross potential rent from ordinary annual leases of existing legal units only", "q": "Collected-rent fraction after combined vacancy/collection loss, .92", "EGI": "R*q; incidental income excluded unless evidenced", "m": "Management fraction of EGI, .10", "h": "Routine maintenance/repair fraction of R, .07", "k": "Replacement reserve fraction of R, .05", "F": "Tax + insurance + HOA + owner utilities/services + recurring licenses and other fixed operating costs; no debt, depreciation, income tax, capital reserves or acquisition rehab", "ADS": "Annual principal and interest only", "OER": "Operating expenses / EGI, not GPR" }, "formulas": { "NOI": "R*q*(1-m)-h*R-F", "replacement_reserve": "k*R", "after_reserve_cash_available": "NOI-k*R", "cash_flow": "NOI-k*R-ADS", "economic_DSCR": "NOI/ADS", "after_reserve_DSCR": "(NOI-k*R)/ADS", "lender_DSCR": "gross monthly rent / lender-defined PITIA; separate from economic_DSCR", "conventional_BEO": "(F+h*R+ADS)/(R*(1-m))", "after_reserve_BEO": "(F+h*R+k*R+ADS)/(R*(1-m))", "baseline_OER": "(m*R*q+h*R+F)/(R*q)", "stress_R": "0.95*R", "stress_EGI": "0.95*R*q", "stress_opex": "max((baseline_OER+0.05)*stress_EGI, m*stress_EGI+h*stress_R+F)", "stress_NOI": "stress_EGI-stress_opex", "stress_reserve": "k*R (hold original dollar reserve)", "stress_after_reserve_DSCR": "(stress_NOI-k*R)/ADS", "base_max_price_if_tax_is_tau_times_price": "[R*(q*(1-m)-h-k)-F_nonprice]/[tau+required_after_reserve_DSCR*LTV*annual_mortgage_constant]" }, "notes": [ "All assumptions above are chosen for comparability, not observed market averages.", "Use actual written post-purchase tax estimate with every levy and non-ad-valorem assessment instead of fallback when verified.", "Unknown HOA is unresolved, never silently zero; maximum offer stays conditional.", "Unknown flood status is unresolved, not cured by the $1500 placeholder.", "BEO is a collected-rent fraction and is compared to q=.92; do not subtract vacancy a second time.", "For physical occupancy with separately modeled collection loss c, divide economic BEO by (1-c).", "Routine maintenance and fixed opex are distinct from capital replacement reserve. Existing major repairs are acquisition cash, not double-counted annual replacements.", "Do not add taxes/insurance/HOA to ADS in economic DSCR because already in NOI.", "Use exact recurring HOA charges once; inspect whether reserve contributions duplicate modeled building replacements.", "No owner-occupied property with a non-owner-occupied DSCR product unless expressly eligible; never misstate intended occupancy.", "No financed buy recommendation if cash-only/uninhabitable or stabilized takeout terms unconfirmed." ] }, "legal_strategy_context": { "as_of": "2026-10-03", "meaning": "Research triage only. Every strategy remains UNVERIFIED at parcel level. No alternative-strategy income or resale premium is authorized by this matrix.", "common_gates": [ "Official parcel identifier and municipal/county jurisdiction", "Current zoning district, future land use, overlays and permitted use classification", "Legal dwelling count and lawful bedroom count; permits and final CO/CU", "Maximum occupants/household or boarding/rooming classification", "Offstreet parking, vehicle limits and access", "Bedroom/habitable-room size, light/ventilation and compliant emergency escape/egress", "Current building/fire occupancy requirements, smoke/CO alarms, separation and any inspections", "State and local rental licenses, BTR/CU/registration and applicable taxes", "Minimum term, annual/rolling frequency caps and advertising rules", "Deed restrictions, HOA/condo declaration, rental cap/waiting period, minimum duration and written approvals", "Lender occupancy/use terms and insurer written coverage for exact use", "Water/sewer or septic/well capacity and impact/connection charges", "For ADU/conversion/subdivision: survey, setbacks, density, lot coverage, easements, flood elevation and approved plat/permits", "For master lease/subletting: written property-owner, lender, insurer and HOA permissions as underwriting requirement" ], "jurisdictions": [ { "name": "Jacksonville", "jurisdiction": "Duval consolidated city; exclude independent beach municipalities", "source_ids": [ "S25", "S26" ], "annual_and_room_diligence": "Verify Ch656 legal dwelling count, rooming/boarding classification, parking and rental licenses", "adu_conversion_subdivision_diligence": "ADU route evidenced by adopted-legislation history; complete current conditions not verified", "mtr_str_diligence": "City guidance requires zoning, state/county registration and fire review as applicable; no parcel duration clearance", "limits": "No parcel clearance", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Ocala city", "jurisdiction": "Marion; city rules distinct from unincorporated county", "source_ids": [ "S27" ], "annual_and_room_diligence": "Verify Ch122 use table, annual rental business/permit obligations and lawful occupancy", "adu_conversion_subdivision_diligence": "Single-family is one dwelling; no current affirmative income-producing ADU clearance established", "mtr_str_diligence": "No current complete MTR/STR city clearance established", "limits": "Do not apply Marion Oaks assumptions", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Gainesville", "jurisdiction": "Alachua; municipal jurisdiction only", "source_ids": [ "S28", "S29" ], "annual_and_room_diligence": "Rental-permit/inspection applicability, code maintenance, occupancy and parking need verification", "adu_conversion_subdivision_diligence": "Official guide supports ADUs in many districts, subject to standards and permits", "mtr_str_diligence": "30+day furnished lease does not settle permit or state/local tax obligations; STR clearance incomplete", "limits": "Unpermitted existing units are not legalized by age", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Tallahassee", "jurisdiction": "Leon; city distinct from county", "source_ids": [ "S30", "S31", "S32" ], "annual_and_room_diligence": "Verify rooming-house/household rules, parking, permits and current zoning", "adu_conversion_subdivision_diligence": "Current city overview allows up to1200sqft/two stories with MMTD conditions; older official FAQ conflicts", "mtr_str_diligence": "City FAQ says rental duration not distinguished in zoning; state/tax/fire/private restrictions remain", "limits": "Resolve conflicting old/current city pages through current code", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Pensacola city", "jurisdiction": "Escambia; postal Pensacola can lie outside city", "source_ids": [ "S33" ], "annual_and_room_diligence": "Verify city use classification, historic district and lawful bedrooms", "adu_conversion_subdivision_diligence": "ADU provision retrieved; current adopted code must be reconciled with2026 draft LDC", "mtr_str_diligence": "STR/MTR full city clearance incomplete", "limits": "Do not apply city conclusions to Tupelo/Simpson until jurisdiction verified", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Lakeland", "jurisdiction": "Polk; city distinct from unincorporated county", "source_ids": [ "S34" ], "annual_and_room_diligence": "Verify lawful use, occupancy, business/permit obligations", "adu_conversion_subdivision_diligence": "City FAQ limits ADUs to Urban area; development standards and approval required", "mtr_str_diligence": "City-specific STR/MTR clearance incomplete", "limits": "Lot subdivision requires separate dimension/access approval", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Orlando", "jurisdiction": "Orange; do not confuse with unincorporated Orange or Kissimmee/Osceola", "source_ids": [ "S35", "S36" ], "annual_and_room_diligence": "Annual whole-home basis still conditional on legal dwelling/private restrictions; owner room use requires applicable occupancy classification", "adu_conversion_subdivision_diligence": "ADU possible in stated zones/lots; long-term rental path subject to permits", "mtr_str_diligence": "Home-share is hosted, one booking, resident present, <=half unit, capped occupancy; no whole-house investor authorization through home-share", "limits": "Price only lawful annual rent until complete clearance", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Tampa", "jurisdiction": "Hillsborough; city distinct from county", "source_ids": [ "S37" ], "annual_and_room_diligence": "Verify exact permitted residential/boarding/lodging classification and business tax", "adu_conversion_subdivision_diligence": "ADU vs EFR and owner occupancy/geography are material; eligibility not citywide", "mtr_str_diligence": "No complete STR duration/use review completed", "limits": "Official page and2026 update acknowledge geography-specific expansion; written address determination required", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "St Petersburg", "jurisdiction": "Pinellas; not St Pete Beach or unincorporated county", "source_ids": [ "S38" ], "annual_and_room_diligence": "Verify legal dwelling/rooming-use limits, parking and private restrictions", "adu_conversion_subdivision_diligence": "ADU entitlement not completed in this pass", "mtr_str_diligence": "City handout generally limits <30day rentals to3 times/rolling365days unless relevant transient zoning allows", "limits": "Do not value unrestricted STR; any claimed grandfathering requires written proof", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Cape Coral", "jurisdiction": "Lee; municipal jurisdiction", "source_ids": [ "S39" ], "annual_and_room_diligence": "2026 annual registration applies even room rental; >6mo$35/year, <=6mo$350/year; lawful use still required", "adu_conversion_subdivision_diligence": "ADU/conversion allowance unverified; don't infer from rental registration", "mtr_str_diligence": "FAQ states6-night minimum; MTR<=6mo falls in city short-term fee category", "limits": "State/local license/tax/fire, parcel restrictions and current code still gates", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "North Port", "jurisdiction": "Sarasota; city rules distinct from unincorporated county", "source_ids": [ "S40" ], "annual_and_room_diligence": "Verify lawful units, bedrooms, occupancy, parking, licenses and current code amendments", "adu_conversion_subdivision_diligence": "Posted ULDC3.7.2 conditional ADU route, <=800sqft and65%primary living area, public utilities or well/septic separation", "mtr_str_diligence": "No complete duration/STR clearance; reject third-party claims that automatically transplant Sarasota County rules into city", "limits": "Separate permit and site feasibility essential", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Port St Lucie", "jurisdiction": "St Lucie; not Fort Pierce or unincorporated county", "source_ids": [ "S41", "S42" ], "annual_and_room_diligence": "City BTR applies to rental lessors; zoning and legal bedroom/unit approvals separate", "adu_conversion_subdivision_diligence": "Current retrieved accessory enumeration does not establish rental ADU right; written determination required", "mtr_str_diligence": "No complete local STR/MTR duration/occupancy clearance", "limits": "An ADU line in a fee schedule is not land-use authorization", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "City of Miami", "jurisdiction": "Miami-Dade; distinct from Miami Beach and unincorporated county", "source_ids": [ "S43" ], "annual_and_room_diligence": "Verify transect, CU/building legal occupancy and local rental obligations", "adu_conversion_subdivision_diligence": "No complete ADU/lot-split clearance established", "mtr_str_diligence": "<30day lodging requires permitted transect AND building certificate authorizing lodging", "limits": "City FAQ says folio must begin01 for City jurisdiction; confirm officially", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Unincorporated Miami-Dade", "jurisdiction": "County land-use authority; exclude municipalities", "source_ids": [ "S44", "S45" ], "annual_and_room_diligence": "Verify current CU/occupancy and zoning for actual use", "adu_conversion_subdivision_diligence": "Conditional ADU, renewableCU; owner if onsite must occupy main home; guesthouse cannot collect separate rent", "mtr_str_diligence": "STR annualCU/inspection, occupancy2/bedroom+2,max12 excluding<3; ADU cannot be separately vacation-rented", "limits": "Do not apply to Miami/MiamiBeach/FortLauderdale", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Broward / Fort Lauderdale example", "jurisdiction": "County is many municipalities; Fort Lauderdale example only", "source_ids": [ "S46", "S47" ], "annual_and_room_diligence": "Fort Lauderdale landlord registry excludes owner-occupied/vacation categories; other city rules differ", "adu_conversion_subdivision_diligence": "No Broward-wide ADU/conversion clearance", "mtr_str_diligence": "FortLauderdale state/county prereqs+registration/BTR/inspection; legal bedrooms determine max2/bedroom; documented offstreet parking", "limits": "No blanket Broward legality", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Palm Beach County", "jurisdiction": "Resolve municipality versus unincorporated zoning", "source_ids": [ "S48", "S49" ], "annual_and_room_diligence": "Use current county/municipal zoning and business-tax rules", "adu_conversion_subdivision_diligence": "Older2015countyADUpdf not accepted as current; no clearance", "mtr_str_diligence": "County TDT/short-termBTR separate from city/county use permission", "limits": "No blanket PalmBeach legality", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Unincorporated Marion / Marion Oaks", "jurisdiction": "County zoning; not Ocala city", "source_ids": [ "S58", "S59" ], "annual_and_room_diligence": "Verify R1/other district, legal bedrooms, ordinary lease permits and deed restrictions", "adu_conversion_subdivision_diligence": "Historical government plan identifies noncommercial family/guest unit limitation; current written review required; no market-rent ADU credit", "mtr_str_diligence": "Public-lodging use/STR and rooming classification not cleared", "limits": "Applies only after actual jurisdiction/parcel district confirmed", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Unincorporated Escambia", "jurisdiction": "County zoning; not Pensacola city", "source_ids": [ "S60", "S61" ], "annual_and_room_diligence": "Obtain zoning/land-use letter including all proposed occupants/parking and term lengths", "adu_conversion_subdivision_diligence": "County current code lead available; full current parcel conditions not verified", "mtr_str_diligence": "STR/MTR use and licensing not cleared", "limits": "Use for Tupelo/Simpson only after official boundary check", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } }, { "name": "Unincorporated Polk / Inwood", "jurisdiction": "County zoning; not Winter Haven/Lakeland city", "source_ids": [ "S62", "S63" ], "annual_and_room_diligence": "Verify exact land-use district, legal existing units and permitted rental occupancy", "adu_conversion_subdivision_diligence": "Historical ADU Level1 review and STR-development restriction need current-code reconciliation", "mtr_str_diligence": "STR district/development approval not assumed; MTRtax applies per actual term", "limits": "Use for AvenueS only after official boundary check", "strategies": { "annual_rental": "UNVERIFIED_PARCEL", "owner_occupied_room_househack": "UNVERIFIED_NO_UPSIDE_CREDIT", "adu_conversion_subdivision": "UNVERIFIED_NO_UPSIDE_CREDIT", "furnished_mtr": "UNVERIFIED_NO_UPSIDE_CREDIT", "str": "UNVERIFIED_NO_UPSIDE_CREDIT", "master_lease_sublet": "UNVERIFIED_WRITTEN_PERMISSIONS_REQUIRED" } } ] }, "insurance_context": { "as_of": "2026-10-03", "report_published": "2026-07-01", "data_as_of": "2026-03-31", "source_id": "S14", "source_url": "https://floir.gov/docs-sf/default-source/property-and-casualty/stability-unit-reports/july-2026-isu-report.pdf", "metric": "Annual homeowner average premium including wind; excludes separate flood and is NOT a rental-property quote", "county_homeowner_including_wind": { "Duval": 2786, "Marion": 2191, "Alachua": 2525, "Leon": 2538, "Escambia": 3702, "Polk": 2767, "Orange": 3610, "Hillsborough": 3525, "Pinellas": 4063, "Lee": 3576, "Sarasota": 3457, "St. Lucie": 3491, "Miami-Dade": 5975, "Broward": 6136, "Palm Beach": 6323, "Brevard": 3532 } }, "rent_acceleration": { "sfr": { "metric": "Change in annual asking-rent growth: 100*(Aug2026/Aug2025-1) minus 100*(Aug2025/Aug2024-1), percentage points. This is rent-growth acceleration, not a property return or overall market-quality change.", "improving_five": [ { "msa": "Naples-Marco Island, FL", "aug2026_rent": 3465.353707285622, "aug2026_yoy_pct": 4.185, "aug2025_yoy_pct": -2.447, "acceleration_pp": 6.632 }, { "msa": "Sebastian-Vero Beach-West Vero Corridor, FL", "aug2026_rent": 2329.5148856990963, "aug2026_yoy_pct": 5.492, "aug2025_yoy_pct": 0.947, "acceleration_pp": 4.545 }, { "msa": "Wildwood-The Villages, FL", "aug2026_rent": 1962.0181818181818, "aug2026_yoy_pct": 4.237, "aug2025_yoy_pct": 1.083, "acceleration_pp": 3.154 }, { "msa": "Cape Coral-Fort Myers, FL", "aug2026_rent": 2154.2796820162343, "aug2026_yoy_pct": -0.027, "aug2025_yoy_pct": -2.468, "acceleration_pp": 2.441 }, { "msa": "Crestview-Fort Walton Beach-Destin, FL", "aug2026_rent": 2181.7517802376847, "aug2026_yoy_pct": 3.238, "aug2025_yoy_pct": 0.867, "acceleration_pp": 2.371 } ], "deteriorating_five": [ { "msa": "Tallahassee, FL", "aug2026_rent": 1649.8094422897518, "aug2026_yoy_pct": 1.915, "aug2025_yoy_pct": 3.561, "acceleration_pp": -1.646 }, { "msa": "Tampa-St. Petersburg-Clearwater, FL", "aug2026_rent": 2410.461395423704, "aug2026_yoy_pct": 1.426, "aug2025_yoy_pct": 2.763, "acceleration_pp": -1.337 }, { "msa": "Sebring, FL", "aug2026_rent": 1615.6777777777777, "aug2026_yoy_pct": 0.694, "aug2025_yoy_pct": 1.599, "acceleration_pp": -0.905 }, { "msa": "Ocala, FL", "aug2026_rent": 1770.322362184045, "aug2026_yoy_pct": 0.953, "aug2025_yoy_pct": 1.403, "acceleration_pp": -0.45 }, { "msa": "Pensacola-Ferry Pass-Brent, FL", "aug2026_rent": 1947.881440296998, "aug2026_yoy_pct": 2.037, "aug2025_yoy_pct": 2.394, "acceleration_pp": -0.357 } ] }, "mfr": { "metric": "Change in annual asking-rent growth: 100*(Aug2026/Aug2025-1) minus 100*(Aug2025/Aug2024-1), percentage points. This is rent-growth acceleration, not a property return or overall market-quality change.", "improving_five": [ { "msa": "Wildwood-The Villages, FL", "aug2026_rent": 1578.6922514619882, "aug2026_yoy_pct": 4.813, "aug2025_yoy_pct": -3.231, "acceleration_pp": 8.044 }, { "msa": "Naples-Marco Island, FL", "aug2026_rent": 2200.447117003694, "aug2026_yoy_pct": -0.219, "aug2025_yoy_pct": -4.291, "acceleration_pp": 4.072 }, { "msa": "Cape Coral-Fort Myers, FL", "aug2026_rent": 1664.3156243228702, "aug2026_yoy_pct": -1.669, "aug2025_yoy_pct": -5.042, "acceleration_pp": 3.373 }, { "msa": "Crestview-Fort Walton Beach-Destin, FL", "aug2026_rent": 1773.6797507741965, "aug2026_yoy_pct": 1.145, "aug2025_yoy_pct": -1.967, "acceleration_pp": 3.112 }, { "msa": "Pensacola-Ferry Pass-Brent, FL", "aug2026_rent": 1591.618120678223, "aug2026_yoy_pct": 2.708, "aug2025_yoy_pct": -0.182, "acceleration_pp": 2.89 } ], "deteriorating_five": [ { "msa": "Sebastian-Vero Beach-West Vero Corridor, FL", "aug2026_rent": 1846.510606060606, "aug2026_yoy_pct": -0.875, "aug2025_yoy_pct": 3.396, "acceleration_pp": -4.271 }, { "msa": "Ocala, FL", "aug2026_rent": 1458.5964090554255, "aug2026_yoy_pct": -1.227, "aug2025_yoy_pct": 1.69, "acceleration_pp": -2.917 }, { "msa": "Tampa-St. Petersburg-Clearwater, FL", "aug2026_rent": 1793.3437283319793, "aug2026_yoy_pct": -1.167, "aug2025_yoy_pct": 1.217, "acceleration_pp": -2.384 }, { "msa": "Homosassa Springs, FL", "aug2026_rent": 1297.2916666666667, "aug2026_yoy_pct": 1.462, "aug2025_yoy_pct": 3.539, "acceleration_pp": -2.077 }, { "msa": "Gainesville, FL", "aug2026_rent": 1552.975034175967, "aug2026_yoy_pct": 0.775, "aug2025_yoy_pct": 2.269, "acceleration_pp": -1.494 } ] } }, "source_ledger": [ { "id": "RDC_M", "title": "Realtor.com Economic Research monthly inventory", "url": "https://econdata.s3-us-west-2.amazonaws.com/Reports/Core/RDC_Inventory_Core_Metrics_Metro.csv", "vintage": "2026-09; published/modified 2026-09-30", "scope": "2023 OMB MSA; SFR + condo/townhome/rowhome/co-op resale listings; MLS-listed new construction can be included", "caveat": "Not multifamily-specific; not closed sale price; not investor property rent; use native cut share rather than dividing raw cuts by snapshot inventory", "retrieved": "2026-10-03" }, { "id": "RDC_S", "title": "Realtor.com statewide monthly inventory", "url": "https://econdata.s3-us-west-2.amazonaws.com/Reports/Core/RDC_Inventory_Core_Metrics_State.csv", "vintage": "2026-09; published/modified 2026-09-30", "scope": "State of Florida; Same all-residential listing mix as metro data", "caveat": "Not equal to sum of metro medians; state includes nonmetro areas", "retrieved": "2026-10-03" }, { "id": "RDC_REPORT", "title": "Realtor.com September publication and methodology", "url": "https://www.realtor.com/research/september-2026-data/", "vintage": "2026-09; published/modified 2026-09-30", "scope": "Nation/regions/top50 current MSAs; residential listings", "caveat": "National pending-sale report cleaning differs from legacy CSV; use one series consistently", "retrieved": "2026-10-03" }, { "id": "RDC_RENT", "title": "Realtor.com August Rental Report", "url": "https://www.realtor.com/research/august-2026-rent/", "vintage": "2026-08; published/modified 2026-09-17", "scope": "Current named MSAs; 4 Florida metros in top50; 0–2 bedroom apartments AND private SF/condo/townhouse rentals", "caveat": "Not multifamily-only; not effective rent or 3–5BR SFR rent", "retrieved": "2026-10-03" }, { "id": "ZORI_SFR", "title": "Zillow Observed Rent Index single-family residences", "url": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_sfr_sm_month.csv", "vintage": "2026-08-31; published/modified 2026-09-16", "scope": "Provider metro/msa names; boundary vintage unverified; single-family residences", "caveat": "Not effective rent; concessions not deducted. MFR excludes 2–4-unit classification; broad SFR index not bed-specific", "retrieved": "2026-10-03" }, { "id": "ZORI_MFR", "title": "Zillow Observed Rent Index 5+ unit rental buildings", "url": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_mfr_sm_month.csv", "vintage": "2026-08-31; published/modified 2026-09-16", "scope": "Provider metro/msa names; boundary vintage unverified; 5+ unit rental buildings", "caveat": "Not effective rent; concessions not deducted. MFR excludes 2–4-unit classification; broad SFR index not bed-specific", "retrieved": "2026-10-03" }, { "id": "ZORI_SFRCONDOMFR", "title": "Zillow Observed Rent Index all homes plus multifamily", "url": "https://files.zillowstatic.com/research/public_csvs/zori/Metro_zori_uc_sfrcondomfr_sm_month.csv", "vintage": "2026-08-31; published/modified 2026-09-16", "scope": "Provider metro/msa names; boundary vintage unverified; all homes plus multifamily", "caveat": "Not effective rent; concessions not deducted. MFR excludes 2–4-unit classification; broad SFR index not bed-specific", "retrieved": "2026-10-03" }, { "id": "ZHVI", "title": "Zillow Home Value Index", "url": "https://files.zillowstatic.com/research/public_csvs/zhvi/Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv", "vintage": "2026-08-31; published/modified 2026-09-16", "scope": "Provider metro names; single-family + condo/co-op, middle-tier typical value", "caveat": "Not median closed price, MF asset value, asking price or appraisal; August narrative press release differs from downloaded CSV. Use CSV vintage consistently", "retrieved": "2026-10-03" }, { "id": "ZILLOW_DEFS", "title": "Zillow data definitions", "url": "https://www.zillow.com/research/data/", "vintage": "Definitions viewed 2026-10-03; published/modified 2026-10-03 retrieval", "scope": "all; all", "caveat": "Provider boundary vintage not verified", "retrieved": "2026-10-03" }, { "id": "FR_MSA", "title": "Florida Realtors August MSA summary", "url": "https://www.floridarealtors.org/sites/default/files/2026-09/August-2026-Fla-MSA-summary.pdf", "vintage": "2026-08 and 2026 YTD; published/modified 2026-09-16", "scope": "2013 OMB MSA; SFR separately from condo/townhouse", "caveat": "Gainesville Alachua/Gilchrist excludes Levy. Panama City Bay/Gulf differs from current Bay/Washington. Median-price change can reflect composition", "retrieved": "2026-10-03" }, { "id": "FR_SFR", "title": "Florida Realtors statewide SFR detail", "url": "https://www.floridarealtors.org/sites/default/files/2026-09/August-2026-Fla-single-family-data-detail.pdf", "vintage": "2026-08; published/modified 2026-09-16", "scope": "State of Florida; single-family homes", "caveat": "Original-list ratio differs from final-list ratio; time to contract differs from Realtor DOM", "retrieved": "2026-10-03" }, { "id": "FR_CONDO", "title": "Florida Realtors statewide condo detail", "url": "https://www.floridarealtors.org/sites/default/files/2026-09/August-2026-Fla-condo-data-detail.pdf", "vintage": "2026-08; published/modified 2026-09-16", "scope": "State of Florida; condo/townhouse units", "caveat": "Not apartment-building multifamily market", "retrieved": "2026-10-03" }, { "id": "BLS", "title": "BLS Metropolitan Area Employment and Unemployment", "url": "https://www.bls.gov/news.release/metro.htm", "vintage": "2026-08 preliminary vs 2025-08; published/modified 2026-09-30", "scope": "Current MSAs; Miami/Tampa divisions separately; not a housing property metric", "caveat": "Not seasonally adjusted. Labor force is not payroll jobs. Unemployment and payroll covary but are different denominators", "retrieved": "2026-10-03" }, { "id": "CENSUS_POP", "title": "Census Vintage 2025 CBSA population and components", "url": "https://www2.census.gov/programs-surveys/popest/datasets/2020-2025/metro/totals/cbsa-est2025-alldata.csv", "vintage": "July 1 2025 and revised 2024/2023; published/modified 2026-03-26", "scope": "Current Census MSA with county/division components; all residents", "caveat": "People are not households; does not measure current2026 migration; same vintage used across years", "retrieved": "2026-10-03" }, { "id": "BPS_cbsa2608y.txt", "title": "Census Building Permits Survey Jan–Aug2026 YTD", "url": "https://www2.census.gov/econ/bps/CBSA%20%28beginning%20Jan%202024%29/cbsa2608y.txt", "vintage": "2026-01 to2026-08; published/modified 2026-09-24", "scope": "Current CBSA with metro/micro indicator; one-unit;2-unit;3–4-unit;5+-unit structure classes", "caveat": "Permits are neither starts nor deliveries. Do not doublecount reported-only fields. 2025 YTD comparator is its published contemporaneous file and may differ from annual-benchmarked totals", "retrieved": "2026-10-03" }, { "id": "BPS_cbsa2508y.txt", "title": "Census Building Permits Survey Jan–Aug2025 YTD", "url": "https://www2.census.gov/econ/bps/CBSA%20%28beginning%20Jan%202024%29/cbsa2508y.txt", "vintage": "2025-01 to2025-08; published/modified 2025-09-24", "scope": "Current CBSA with metro/micro indicator; one-unit;2-unit;3–4-unit;5+-unit structure classes", "caveat": "Permits are neither starts nor deliveries. Do not doublecount reported-only fields. 2025 YTD comparator is its published contemporaneous file and may differ from annual-benchmarked totals", "retrieved": "2026-10-03" }, { "id": "BPS_cbsa2025a.txt", "title": "Census Building Permits Survey final annual2025", "url": "https://www2.census.gov/econ/bps/CBSA%20%28beginning%20Jan%202024%29/cbsa2025a.txt", "vintage": "2025; published/modified 2026-05-14", "scope": "Current CBSA with metro/micro indicator; one-unit;2-unit;3–4-unit;5+-unit structure classes", "caveat": "Permits are neither starts nor deliveries. Do not doublecount reported-only fields. 2025 YTD comparator is its published contemporaneous file and may differ from annual-benchmarked totals", "retrieved": "2026-10-03" }, { "id": "BPS_cbsa2608c.txt", "title": "Census Building Permits Survey August2026 monthly", "url": "https://www2.census.gov/econ/bps/CBSA%20%28beginning%20Jan%202024%29/cbsa2608c.txt", "vintage": "2026-08; published/modified 2026-09-24", "scope": "Current CBSA with metro/micro indicator; one-unit;2-unit;3–4-unit;5+-unit structure classes", "caveat": "Permits are neither starts nor deliveries. Do not doublecount reported-only fields. 2025 YTD comparator is its published contemporaneous file and may differ from annual-benchmarked totals", "retrieved": "2026-10-03" }, { "id": "HVS_RATE", "title": "Census annual housing vacancy Table6", "url": "https://www.census.gov/housing/hvs/files/annual25/ann25t_6.xlsx", "vintage": "2025 annual and 2024; published/modified 2026-03-24", "scope": "75 largest MSAs, 6 Florida; source says2010 definitions; all rental housing", "caveat": "2025 based on11 months because October not collected; old boundaries; not asset-specific; do not substitute STR occupancy", "retrieved": "2026-10-03" }, { "id": "HVS_MOE", "title": "Census annual HVS margin of error TableB4", "url": "https://www.census.gov/housing/hvs/files/annual25/ann25t_b4.xlsx", "vintage": "2025 annual; published/modified 2026-03-24 associated annual release", "scope": "Same named75 metros; all rental housing", "caveat": "Workbook legacy note says2000 while rate table says2010; exact boundary comparability unverified. No claim that YoY changes are statistically significant", "retrieved": "2026-10-03" }, { "id": "ATTOM", "title": "ATTOM August2026 foreclosure market report", "url": "https://www.attomdata.com/news/market-trends/foreclosures/august-2026-foreclosure-market-report/", "vintage": "2026-08; published/modified 2026-09-17", "scope": "Florida statewide and selected metros including PuntaGorda; housing units/properties with filings", "caveat": "State1in2397 units; PuntaGorda1in1249. Not a discount measure or broad all-metro distress panel", "retrieved": "2026-10-03" }, { "id": "S01", "title": "Freddie Mac October 1, 2026 PMMS", "url": "https://freddiemac.gcs-web.com/news-releases/news-release-details/mortgage-rates-average-728/", "vintage": "2026-10-01", "scope": "Official or primary risk guidance", "caveat": "30-year FRM benchmark 7.28%; prior week 7.03%; conventional conforming fully amortizing purchase loans, 20% down, excellent credit. Not an investment-property or DSCR offer.", "retrieved": "2026-10-03" }, { "id": "S02", "title": "Lima One rental lending", "url": "https://www.limaone.com/rental/", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Advertises 30-year fixed, ARM and interest-only products, up to 80% LTV purchase, rates as low as 6.25%. Marketing floor, not an executable quote; terms and prepayment vary.", "retrieved": "2026-10-03" }, { "id": "S03", "title": "Kiavi investment loans explanation", "url": "https://www.kiavi.com/blog/what-are-investment-property-loans", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Explains a common SFR lender DSCR as gross monthly rent divided by principal, interest, taxes, insurance and HOA; lender-specific minimums differ.", "retrieved": "2026-10-03" }, { "id": "S04", "title": "Kiavi current homepage", "url": "https://www.kiavi.com/", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Advertises DSCR rental loans starting at 6.125%; not a committed borrower/property quote.", "retrieved": "2026-10-03" }, { "id": "S05", "title": "DBPR vacation rental guide", "url": "https://www2.myfloridalicense.com/hotels-restaurants/licensing/vrtsp-guide/", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Entire-unit transient rental licensing may be triggered by more than three rentals per calendar year shorter than 30 days/one calendar month (whichever is less), or regular public advertising. Room-only rentals are not classified by this division as public lodging; local jurisdiction still applies.", "retrieved": "2026-10-03" }, { "id": "S06", "title": "Florida DOR transient accommodations tax guide", "url": "https://floridarevenue.com/Forms_library/current/brochure/gt800034.pdf", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Six-month-or-less rentals generally face transient-accommodation taxes; bona fide written continuous-residence leases longer than six months qualify for the described exemption. For continuously occupied taxable stays, seventh-month treatment differs. Review exemptions and current rates.", "retrieved": "2026-10-03" }, { "id": "S07", "title": "Florida DOR local-option transient rental taxes", "url": "https://www.floridarevenue.com/taxes/taxesfees/Pages/local_option.aspx", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Counties may impose local tourist/transient taxes in addition to state sales tax and discretionary surtax. Short-term local taxation is not limited to stays under 30 days.", "retrieved": "2026-10-03" }, { "id": "S08", "title": "Florida Statutes 509.032 (2026)", "url": "https://www.flsenate.gov/Laws/Statutes/2026/509.032", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Section 7(b) restricts local prohibition and duration/frequency regulation of vacation rentals, with pre-June 1, 2011 grandfathering; state preemption is not a parcel zoning/fire/building clearance.", "retrieved": "2026-10-03" }, { "id": "S09", "title": "Florida Statutes 163.31771 (2026)", "url": "https://www.flsenate.gov/Laws/Statutes/2026/163.31771", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Published current text remains a permissive local-government ADU ordinance provision, with affordability affidavit language. Do not assume an automatic statewide right from bill amendments.", "retrieved": "2026-10-03" }, { "id": "S10", "title": "Chapter 2026-179 enrolled law", "url": "https://laws.flrules.org/2026/179", "vintage": "2026", "scope": "Official or primary risk guidance", "caveat": "Final law reviewed; earlier HB1389 versions referenced an ADU mandate, but final chapter does not contain that amendment. Avoid treating intermediate bill text as enacted law.", "retrieved": "2026-10-03" }, { "id": "S11", "title": "Florida Statutes 193.1554 (2026)", "url": "https://www.flsenate.gov/Laws/Statutes/2026/193.1554", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Nonhomestead residential (nine or fewer units) resets to just value the January 1 after ownership/control change, subject to exceptions; subsequent 10% assessment-growth cap excludes school levies. Additions can be separately assessed. This is not a tax-bill cap.", "retrieved": "2026-10-03" }, { "id": "S12", "title": "Florida DOR exemptions and Save Our Homes", "url": "https://floridarevenue.com/property/Pages/Taxpayers_Exemptions.aspx", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Homestead exemption is not transferred from the seller; eligible owners may port their own qualifying SOH benefit to a new homestead. Permanent residence and county-appraiser determination matter.", "retrieved": "2026-10-03" }, { "id": "S13", "title": "Florida DOR taxpayer tax calculation", "url": "https://floridarevenue.com/property/Pages/Taxpayers.aspx", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Use taxable value and each applicable millage; actual local tax authority rates and assessment basis matter. Include non-ad-valorem amounts separately.", "retrieved": "2026-10-03" }, { "id": "S14", "title": "OIR July 2026 Property Insurance Stability Report", "url": "https://floir.gov/docs-sf/default-source/property-and-casualty/stability-unit-reports/july-2026-isu-report.pdf", "vintage": "2026-07-01", "scope": "Official or primary risk guidance", "caveat": "County homeowners incl-wind averages use MIR as of March 31, 2026. Premiums divided by policies; property mix varies. These are not landlord, flood or individual quotes.", "retrieved": "2026-10-03" }, { "id": "S15", "title": "Citizens flood insurance requirements", "url": "https://www.citizensfla.com/es/flood", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "For relevant personal-residential wind policies outside SFHA, Coverage A threshold is $400,000 in 2026 and all values in 2027. SFHA requirements already apply. Condo-unit, tenant-content and no-wind exceptions shown. Coverage A is not purchase price.", "retrieved": "2026-10-03" }, { "id": "S16", "title": "Citizens July 2026 approved rate update", "url": "https://www.citizensfla.com/en/-/20260430-july-2026-rate-rule-and-wind-loss-mitigation-updates", "vintage": "2026-04-30", "scope": "Official or primary risk guidance", "caveat": "Approved July 1, 2026 updates describe average homeowner multiperil decrease 8.8% and wind-only decrease 5.1%. Product/territory/primary status differ; not a landlord quote or guaranteed reduction.", "retrieved": "2026-10-03" }, { "id": "S17", "title": "FEMA official flood-hazard data", "url": "https://msc.fema.gov/msccontent/FEMA_Hazard_Products_Direct_Download.pdf", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "MSC is official NFIP hazard-information source; obtain effective FIRM/FIRMette and NFHL plus map date, flood zone, BFE and applicable LOMAs/LOMRs.", "retrieved": "2026-10-03" }, { "id": "S18", "title": "NOAA Sea Level Rise Viewer limits", "url": "https://coast.noaa.gov/data/digitalcoast/pdf/slr-faq.pdf", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Screening tool, not site engineering. Inundation depends on elevation/hydrologic connections and excludes several processes including erosion, subsidence and future construction.", "retrieved": "2026-10-03" }, { "id": "S19", "title": "FEMA substantial improvement/damage guidance", "url": "https://www.fema.gov/sites/default/files/2020-08/fema_p_758_complete_r3_0.pdf", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "50% substantial improvement/damage threshold compares qualifying work/restoration costs with structure value, not land-inclusive purchase price; local administration/cumulative rules require review.", "retrieved": "2026-10-03" }, { "id": "S20", "title": "NFIP coverage and exclusions", "url": "https://www.floodsmart.gov/get-insured/buy-a-policy", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Most homeowners insurance excludes flood. NFIP residential limits described as $250,000 building/$100,000 contents; listed exclusions include temporary housing, additional living expenses, and various property outside the building.", "retrieved": "2026-10-03" }, { "id": "S21", "title": "Florida Fire Prevention Code", "url": "https://www.myfloridacfo.com/division/sfm/bfp/florida-fire-prevention-code", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "8th edition effective December 31, 2023 shown; local fire officials enforce applicable occupancy and local amendments. A 9th-edition development process exists; do not treat draft as effective.", "retrieved": "2026-10-03" }, { "id": "S22", "title": "Florida Building Commission June 2026 workplan", "url": "https://www.floridabuilding.org/fbc/commission/FBC_0626/Commission/2026_FBC_Workplan_June_2026.pdf", "vintage": "2026-06", "scope": "Official or primary risk guidance", "caveat": "2026 ninth-edition workplan targets December 31, 2026 but has unresolved milestones. Obtain permit-date edition/amendments from local building official; October underwriting must not assume draft code controls.", "retrieved": "2026-10-03" }, { "id": "S23", "title": "Pinellas official bedroom egress guidance", "url": "https://pinellas.gov/2023-florida-building-code/", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Official explanation of 2023 residential emergency escape/rescue openings and bedroom conversions; exceptions/application depend on construction and occupancy.", "retrieved": "2026-10-03" }, { "id": "S24", "title": "DBPR condominium inspections", "url": "https://condos.myfloridalicense.com/inspections/", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "MI/SIRS applicability, reserve funding and possible assessments need review for condos. Certain associations may complete SIRS with MI by December 31, 2026; this is not a universal extension.", "retrieved": "2026-10-03" }, { "id": "S25", "title": "Jacksonville official STR responsibilities", "url": "https://www.jacksonville.gov/departments/property-appraiser/short-term-rentals", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Directs owners to state/county registration, fire inspection when required, trafficking signage, land use/zoning/parking/noise. Platform tax collection does not assure complete compliance.", "retrieved": "2026-10-03" }, { "id": "S26", "title": "Jacksonville ADU adopted legislation history", "url": "https://jaxcityc.legistar.com/LegislationDetail.aspx?GUID=78C6D541-91EC-4D9A-AD56-A326DDAA2810&ID=5687568&Options=ID%7CText%7C&Search=448", "vintage": "2022", "scope": "Official or primary risk guidance", "caveat": "Identifies Chapter 656 ADU amendments, but this research did not establish the complete currently effective dimensional/occupancy conditions for any parcel.", "retrieved": "2026-10-03" }, { "id": "S27", "title": "Ocala zoning definitions", "url": "https://library.municode.com/fl/ocala/codes/code_of_ordinances?nodeId=PTIICOOR_CH122ZO_ARTIINGE_S122-2DE", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Defines dwelling unit with independent cooking/sleeping facilities and single-family as one unit. Definitions alone do not establish permitted ADU/room-rental/STR use.", "retrieved": "2026-10-03" }, { "id": "S28", "title": "Gainesville ADU permitting guide", "url": "https://www.gainesvillefl.gov/files/assets/public/v/1/sustainable-development/planning-department/documents/accessory-dwelling-unit-adu-flyer-20241218.pdf", "vintage": "2024-12-18", "scope": "Official or primary risk guidance", "caveat": "City says ADUs available in single-family neighborhoods/most districts subject to standards and permits. Not proof of parcel capacity.", "retrieved": "2026-10-03" }, { "id": "S29", "title": "Gainesville code enforcement guidance", "url": "https://www.gainesvillefl.gov/Government-Pages/Government/Departments/Sustainable-Development/Code-Enforcement/Code-Violation-FAQs", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Rental housing ordinance and over-occupancy/parking rules apply; unpermitted added units are illegal regardless of how long they existed. Confirm rental permit and inspection applicability.", "retrieved": "2026-10-03" }, { "id": "S30", "title": "Tallahassee short-term rental FAQ", "url": "https://www.talgov.com/growth/gm_faqs/49", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "City FAQ says zoning does not distinguish rental duration and allows STR. Does not waive state/local licenses, safety, property restrictions or parcel compliance.", "retrieved": "2026-10-03" }, { "id": "S31", "title": "Tallahassee current ADU overview", "url": "https://www.talgov.com/growth/gm_adu", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Overview gives MMTD-dependent unit counts, up to 1,200 sqft/two stories, setbacks/lot-coverage conditions. An older official FAQ conflicts; current code/written determination should resolve.", "retrieved": "2026-10-03" }, { "id": "S32", "title": "Tallahassee ADU spotlight", "url": "https://www.talgov.com/uploads/public/documents/growth/zoning_spot_231010.pdf", "vintage": "2023-10-10", "scope": "Official or primary risk guidance", "caveat": "Describes long/short-term ADU rental and conversion paths with building permits; MMTD/district-specific requirements still apply.", "retrieved": "2026-10-03" }, { "id": "S33", "title": "Pensacola codified zoning/ADU provisions", "url": "https://library.municode.com/fl/pensacola/codes/code_of_ordinances?nodeId=PTIICOOR_TITXIILADECO_CH12-3ZODI_ARTIINGE_S12-3-8COLAUSDI", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "One ADU accessory to detached SFR; retrieved code includes lot/size/design restrictions. February 2026 draft LDC surfaced separately; adoption/current text must be reconciled before reliance.", "retrieved": "2026-10-03" }, { "id": "S34", "title": "Lakeland planning FAQ", "url": "https://lakelandgov.net/departments/community-economic-development/planning-zoning/faqs/", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "ADUs described only in Urban area with Section 4.3.2.1 conditions; lot split requires city review for legal dimensions. No parcel authorization established.", "retrieved": "2026-10-03" }, { "id": "S35", "title": "Orlando home-sharing registration", "url": "https://www.orlando.gov/Initiatives/Home-Sharing-Registration", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Under-30-day home share requires resident present on site, one booking, at most half dwelling, occupancy and registration conditions. Whole-house investor STR is not authorized by this program.", "retrieved": "2026-10-03" }, { "id": "S36", "title": "Orlando ADU step-by-step guide", "url": "https://www.orlando.gov/Our-Government/Departments-Offices/Economic-Development/City-Planning/Accessory-Dwelling-Units-Home-Page/Accessory-Dwelling-Units-Step-by-Step-Guide", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Eligible zoning/lot sizes and standards control; long-term ADU rental can be possible; shared ownership; short-term has special rules. ADU cannot be independently sold absent lawful separate-lot redevelopment.", "retrieved": "2026-10-03" }, { "id": "S37", "title": "Tampa ADU official page", "url": "https://www.tampa.gov/city-planning/accessory-dwelling-units", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "ADUs limited to listed areas/overlays; elsewhere Extended Family Residence distinction; main residence owner-occupied. Verify latest code and address eligibility rather than citywide assumption.", "retrieved": "2026-10-03" }, { "id": "S38", "title": "St Petersburg transient accommodations handout", "url": "https://cms5.revize.com/revize/stpete/Business/Planning%20%26%20Zoning/Land%20Development/Transient%20Accomodation%20Handout%202023.pdf", "vintage": "2023", "scope": "Official or primary risk guidance", "caveat": "City handout says under-30-day rental generally limited to three times in consecutive 365 days unless zoning allows relevant transient use; current parcel/legal-use review required.", "retrieved": "2026-10-03" }, { "id": "S39", "title": "Cape Coral rental registration", "url": "https://www.capecoral.gov/departments/city_clerk/rental_property_registration.php", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "2026 annual rental registration; >6mo $35, <=6mo $350. Room-only rental included. FAQ states six-night minimum. Inconsistent penalty summaries should be checked in ordinance, not generalized.", "retrieved": "2026-10-03" }, { "id": "S40", "title": "North Port posted ULDC", "url": "https://www.northportfl.gov/files/assets/main/v/1/building-amp-planning/planning-amp-zoning/most-recent-uldc_1.pdf", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Section 3.7.2 permits conditional ADU route; water/sewer or well/septic separation, habitable-building/flood standards, max800sqft/65% primary living area. Current parcel zoning and amendments remain necessary.", "retrieved": "2026-10-03" }, { "id": "S41", "title": "Port St Lucie business tax", "url": "https://www.cityofpsl.com/Government/Your-City-Government/Departments/Finance/Business-Tax", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "City lists rental-property lessors among businesses needing BTR before operation; BTR expires September30. Not zoning clearance.", "retrieved": "2026-10-03" }, { "id": "S42", "title": "Port St Lucie accessory-use code", "url": "https://library.municode.com/fl/port_st._lucie/codes/code_of_ordinances?nodeId=TITXVLAUS_CH158ZOCO_ARTXISUUSRE_S158.217ACUSST", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Retrieved single-family accessory-use enumeration is restrictive. Fee schedules mentioning ADUs do not independently authorize a rental ADU. Written current district determination required.", "retrieved": "2026-10-03" }, { "id": "S43", "title": "City of Miami zoning FAQ", "url": "https://www.miami.gov/Planning-Zoning-Land-Use/Zoning-FAQs", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Under-30-day stays are lodging: transect must allow lodging and building certificate must authorize it. Postal Miami address does not establish City jurisdiction.", "retrieved": "2026-10-03" }, { "id": "S44", "title": "Unincorporated Miami-Dade STR", "url": "https://www.miamidade.gov/global/economy/neighborhood-compliance/residential-short-term-vacation-rentals.page", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Annual CU, inspection and state/tax requirements; max2/bedroom+2, max12 excluding under3 per official guidance. Municipal properties must use municipal rules.", "retrieved": "2026-10-03" }, { "id": "S45", "title": "Unincorporated Miami-Dade ADU", "url": "https://www.miamidade.gov/global/economy/building/accessory-dwelling-unit-adu.page", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Conditional one-ADU route, renewable CU/inspection/parking. ADU cannot be rented separately as vacation rental; if owner onsite, owner occupies main unit. Guesthouse cannot rent for fee; shared ownership restriction.", "retrieved": "2026-10-03" }, { "id": "S46", "title": "Fort Lauderdale vacation rental registration", "url": "https://www.fortlauderdale.gov/government/departments-a-h/community-services/community-enhancement-and-compliance/administrative-services/vacation-rental-program/property-registration", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "State/county prerequisites, local registration/BTR/inspection. Legal bedrooms verified for max2perbedroom; offstreet parking documentation. $880 registration shown but verify fee at application. Not Broward-wide.", "retrieved": "2026-10-03" }, { "id": "S47", "title": "Fort Lauderdale landlord registry", "url": "https://www.fortlauderdale.gov/Government/Departments/Development-Services/LauderBuild", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Rental landlord registration described; owner-occupied and vacation rentals excluded from this registry and require separately applicable rules.", "retrieved": "2026-10-03" }, { "id": "S48", "title": "Palm Beach County tourist tax", "url": "https://www.pbctax.gov/taxes/tourist-development-tax/", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Vacation rentals need short-term rental local business tax receipt for each TDT account; filing may be required even zero rental activity. Municipality/zoning restrictions separate.", "retrieved": "2026-10-03" }, { "id": "S49", "title": "Palm Beach County zoning FAQ", "url": "https://discover.pbc.gov/pzb/faqpages/zoning.aspx", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Provides official zoning lookup and current ULDC references. No countywide ADU/STR clearance established; older2015 ADU PDF excluded from affirmative legal conclusions.", "retrieved": "2026-10-03" }, { "id": "S50", "title": "Cape Coral tax-billed assessments", "url": "https://www.capecoral.gov/departments/financial_services/customer_billing_services/assessments/index.php", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "UEP line extension+capacity charges and financed installments may appear on tax bill. Current payoff/parcel assessments required. Operating millage alone excludes assessments.", "retrieved": "2026-10-03" }, { "id": "S51", "title": "Cape Coral North1 UEP", "url": "https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_1_uep.php", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Project page states construction notices December2025 and expected end2027 completion; timing is a schedule, not completion guarantee. Verify assessed parcel notices.", "retrieved": "2026-10-03" }, { "id": "S52", "title": "Cape Coral North3 UEP", "url": "https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_3_uep.php", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Official project page anticipates2026 construction/end2028 completion but contains conflicting design-stage statements. Latest assessment resolution/roll needed; no guessed liability.", "retrieved": "2026-10-03" }, { "id": "S53", "title": "North Port wastewater expansion", "url": "https://www.northportfl.gov/City-Services-and-Safety/Utilities-Department/Wastewater-Long-term-Expansion-Plan", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Existing septic conversion/service-expansion planning can affect parcel economics. Service availability and actual connection/assessment cost require verification.", "retrieved": "2026-10-03" }, { "id": "S54", "title": "FDLE FIBRS", "url": "https://www.fdle.state.fl.us/CJAB/FIBRS", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Agency-submitted verified incident data2021-present; identify reporting coverage, agency boundaries, period and comparable offense definitions before ranking.", "retrieved": "2026-10-03" }, { "id": "S55", "title": "FDLE reporting transition", "url": "https://www.fdle.state.fl.us/CJAB/UCR/Annual-Reports", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Summary and incident reporting differ; missing agencies during transition can undermine raw comparisons.", "retrieved": "2026-10-03" }, { "id": "S56", "title": "FDOE school grades2026", "url": "https://www.fldoe.org/accountability/accountability-reporting/school-grades/", "vintage": "2026-09-08", "scope": "Official or primary risk guidance", "caveat": "Current2026 school/district grade data and methodology available. Confirm attendance assignment with district by parcel for relevant school year; listing labels are insufficient.", "retrieved": "2026-10-03" }, { "id": "S57", "title": "FDOE district information", "url": "https://www.fldoe.org/accountability/data-sys/edu-info-accountability-services/", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Official starting point for district contacts and reported education data; use district attendance-zone tools for property assignment.", "retrieved": "2026-10-03" }, { "id": "S58", "title": "Marion current LDC entrypoint", "url": "https://www.marionfl.org/agencies-departments/departments-facilities-offices/growth-services/ldc", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "County current-code/planner entrypoint. Public code-retrieval was incomplete; parcel written verification needed.", "retrieved": "2026-10-03" }, { "id": "S59", "title": "Marion government-hosted workforce housing plan", "url": "https://www.marionflcoc.org/home/showpublisheddocument/25694/638477541392970000", "vintage": "2024", "scope": "Official or primary risk guidance", "caveat": "Historical policy document reports family/guest ADUs as noncommercial under4.3.18; current restriction must be reconciled. Strong reason not to value market-rent ADU upside.", "retrieved": "2026-10-03" }, { "id": "S60", "title": "Escambia written zoning verification", "url": "https://myescambia.com/our-services/development-services/planning-zoning/zoning-land-use-verifications", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Official form/process to obtain zoning/land-use determination; Escambia rules differ from Pensacola city. No candidate clearance completed.", "retrieved": "2026-10-03" }, { "id": "S61", "title": "Escambia codified LDC entrypoint", "url": "https://library.municode.com/fl/escambia_county/codes/code_of_ordinances?nodeId=PTIIILADECO", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Current code source lead; full applicable accessory-use, occupancy, duration and permit conditions not completed for candidates.", "retrieved": "2026-10-03" }, { "id": "S62", "title": "Polk current LDC chapter2", "url": "https://library.municode.com/fl/polk_county/codes/land_development_code?nodeId=CH2LAUSDIRE_S229RE", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Current code includes Section206 accessory uses; direct retrieval incomplete. Older official plan says ADUs prohibited in developments approved for STR, so verify amended current text.", "retrieved": "2026-10-03" }, { "id": "S63", "title": "Polk official housing-incentives plan", "url": "https://www.polk-county.net/wp-content/uploads/2023/07/annual-polk-affordable-housing-incentives-implementation-report-nov-16-2021.pdf", "vintage": "2022", "scope": "Official or primary risk guidance", "caveat": "Historical official description of ADU Level1 review and STR-development exclusion; use as diligence lead only.", "retrieved": "2026-10-03" }, { "id": "S64", "title": "Duval official JFK parcel", "url": "https://paopropertysearch.coj.net/Basic/Detail.aspx?RE=0302900260", "vintage": "2026 in-progress", "scope": "Official or primary risk guidance", "caveat": "Candidate worker reports official parcel: RE030290-0260,GS tax district,0100 single family,RLD-60; listing3bed/2bath versus narrative4. This strategy researcher has not independently completed parcel zoning clearance.", "retrieved": "2026-10-03" }, { "id": "S65", "title": "Florida seller flood disclosure, 689.302", "url": "https://www.flsenate.gov/Laws/Statutes/2026/0689.302", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Seller must provide prescribed flood disclosure at or before contract execution, including known flooding, claims and assistance. Disclosure is not an engineering or insurance determination.", "retrieved": "2026-10-03" }, { "id": "S66", "title": "Florida DEP sinkhole diligence", "url": "https://floridadep.gov/fgs/sinkholes/content/sinkhole-faq", "vintage": "Publication/update date not established; accessed October 3, 2026", "scope": "Official or primary risk guidance", "caveat": "Regional occurrence mapping cannot predict an individual parcel; certified repair/engineering review and insurance terms matter. Catastrophic-ground-collapse coverage and broader sinkhole coverage differ.", "retrieved": "2026-10-03" }, { "id": "P088", "title": "1811/1815 Whitner Street, Jacksonville, FL 32209 listing url", "url": "https://www.zillow.com/homedetails/1811-Whitner-St-Jacksonville-FL-32209/2119137802_zpid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P089", "title": "1811/1815 Whitner Street, Jacksonville, FL 32209 supplemental listing url", "url": "https://www.redfin.com/FL/Jacksonville/1811-Whitner-St-32209/home/188431930", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P090", "title": "1811/1815 Whitner Street, Jacksonville, FL 32209 assessor url", "url": "https://paopropertysearch.coj.net/Basic/Detail.aspx?RE=0529860020R", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P091", "title": "6600/6602 Pot O Gold Lane, Orlando, FL 32809 listing url", "url": "https://www.zillow.com/homedetails/6602-Pot-O-Gold-Ln-Orlando-FL-32809/46198092_zpid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P092", "title": "6600/6602 Pot O Gold Lane, Orlando, FL 32809 assessor url", "url": "https://ocpaweb.ocpafl.org/parcelsearch/Parcel%20ID/292325122301110", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P093", "title": "6600/6602 Pot O Gold Lane, Orlando, FL 32809 permit url", "url": "https://fasttrack.ocfl.net/onlineservices/Properties.aspx?PropHouse=6602&PropStreet=POT%20O%20GOLD", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P094", "title": "1010/1012 Gerald Avenue, Lehigh Acres, FL 33936 listing url", "url": "https://www.coldwellbankerhomes.com/fl/lehigh-acres/1010-1012-gerald-ave/pid_72126861/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P095", "title": "1010/1012 Gerald Avenue, Lehigh Acres, FL 33936 assessor url", "url": "https://www.leepa.org/Display/DisplayParcel.aspx?FolioID=10380662&PropertyDetailsCurrent=True&PermitDetails=True#PermitDetails", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P096", "title": "1010/1012 Gerald Avenue, Lehigh Acres, FL 33936 permit url", "url": "https://aca-prod.accela.com/LEECO/cap/CapDetail.aspx?type=1000&Module=Permitting&capID1=&ALTID=RES2024-03891", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P097", "title": "1255 NE 110th Terrace, Miami, FL 33161 listing url", "url": "https://www.zillow.com/homedetails/1255-NE-110th-Ter-Miami-FL-33161/44136838_zpid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P098", "title": "1255 NE 110th Terrace, Miami, FL 33161 supplemental listing url", "url": "https://www.compass.com/homedetails/1255-NE-110th-Ter-Miami-FL-33161/1CIXHG_pid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P099", "title": "1255 NE 110th Terrace, Miami, FL 33161 assessor search url", "url": "https://www.miamidade.gov/propertysearch/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P100", "title": "1255 NE 110th Terrace, Miami, FL 33161 secondary record url", "url": "https://www.propertyshark.com/mason/Property/26042300/1255-NE-110-Ter-Miami-FL-33161/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P101", "title": "3701 W Brainerd Street A & B, Pensacola, FL 32505 listing url", "url": "https://www.byowner.com/multifamily/pensacola/3701-w-brainerd-st-fl-32505-688183", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P102", "title": "3701 W Brainerd Street A & B, Pensacola, FL 32505 supplemental listing url", "url": "https://www.compass.com/homedetails/3701-W-Brainerd-St-Unit-A-B-Pensacola-FL-32505/GZAP2_pid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P103", "title": "3701 W Brainerd Street A & B, Pensacola, FL 32505 assessor search url", "url": "https://escpa.org/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P104", "title": "4265 SW 51st Street #1-3, Dania Beach, FL 33314 listing url", "url": "https://www.zillow.com/homedetails/4265-Sw-51st-St-1-3-Fort-Lauderdale-FL-33314/2098328526_zpid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P105", "title": "4265 SW 51st Street #1-3, Dania Beach, FL 33314 financial listing url", "url": "https://www.compass.com/homedetails/4265-SW-51st-St-Unit-13-Dania-Beach-FL-33314/1CHFPQ_pid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P106", "title": "4265 SW 51st Street #1-3, Dania Beach, FL 33314 assessor url", "url": "https://web.bcpa.net/bcpaclient/#/Record-Search", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P107", "title": "4265 SW 51st Street #1-3, Dania Beach, FL 33314 assessor building card url", "url": "https://web.bcpa.net/RecBuildingCard.asp?folio=504136020122&taxyear=2026", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P108", "title": "4265 SW 51st Street #1-3, Dania Beach, FL 33314 zoning code url", "url": "https://library.municode.com/fl/dania_beach/codes/code_of_ordinances?nodeId=COORDABEFL_CH28LADECO_PT1USRE_ART115INDIPEPRSPEXUSCOUS_S115-20HOUSAR", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P109", "title": "4265 SW 51st Street #1-3, Dania Beach, FL 33314 roof permit url", "url": "https://cityofdaniabeachfl.nwerp.tylerapp.com/nwprod/eSuite.Permits/ContractorPermitDetailsPage/ContractorPermitDetails.aspx?id=92796", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P110", "title": "4265 SW 51st Street #1-3, Dania Beach, FL 33314 fence permit url", "url": "https://cityofdaniabeachfl.nwerp.tylerapp.com/nwprod/eSuite.Permits/ContractorPermitDetailsPage/ContractorPermitDetails.aspx?id=85457", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P111", "title": "5200-5208 NW 16th Street, Lauderhill, FL 33313 listing url", "url": "https://www.zillow.com/homedetails/5200-NW-16th-St-Fort-Lauderdale-FL-33313/2071272879_zpid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P112", "title": "5200-5208 NW 16th Street, Lauderhill, FL 33313 supplemental listing url", "url": "https://www.trulia.com/home/5200-nw-16th-st-fort-lauderdale-fl-33313-2071272879", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P113", "title": "5200-5208 NW 16th Street, Lauderhill, FL 33313 assessor building card url", "url": "https://web.bcpa.net/RecBuildingCard.asp?folio=494135210180&taxyear=2026", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P114", "title": "5200-5208 NW 16th Street, Lauderhill, FL 33313 permit lookup url", "url": "https://egov.lauderhill-fl.gov/eGovPlus83/permit/perm_status.aspx", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P115", "title": "1403 College Park Lane, Tampa, FL 33612 listing url", "url": "https://www.zillow.com/homedetails/1403-College-Park-Ln-Tampa-FL-33612/68584666_zpid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P116", "title": "1403 College Park Lane, Tampa, FL 33612 assessor url", "url": "https://gis.hcpafl.org/PropertySearch/#/parcel/basic/1928071GND00000000084U", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P117", "title": "1403 College Park Lane, Tampa, FL 33612 permit lookup url", "url": "https://aca-prod.accela.com/HCFL/Cap/GlobalSearchResults.aspx?isNewQuery=yes&QueryText=RGB43056", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P118", "title": "1403 College Park Lane, Tampa, FL 33612 supplemental listing url", "url": "https://www.compass.com/homedetails/1403-College-Park-Ln-Tampa-FL-33612/MMXJK_pid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P119", "title": "134 W 32nd Street, Jacksonville, FL 32206 listing url", "url": "https://www.zillow.com/homedetails/134-W-32nd-St-Jacksonville-FL-32206/44533603_zpid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P120", "title": "134 W 32nd Street, Jacksonville, FL 32206 assessor url", "url": "https://paopropertysearch.coj.net/Basic/Detail.aspx?RE=1335390000", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P121", "title": "134 W 32nd Street, Jacksonville, FL 32206 supplemental listing url", "url": "https://www.compass.com/homedetails/134-W-32nd-St-Jacksonville-FL-32206/CHETG_pid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P122", "title": "519 W 23rd St, Jacksonville, FL 32206 url", "url": "https://www.mystatemls.com/property/519-w-23rd-st-jacksonville-fl-32206/11775147/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P123", "title": "519 W 23rd St, Jacksonville, FL 32206 url", "url": "https://www.realtor.com/realestateandhomes-detail/519-W-23rd-St_Jacksonville_FL_32206_M65073-59078", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P124", "title": "519 W 23rd St, Jacksonville, FL 32206 url", "url": "https://paopropertysearch.coj.net/Basic/Detail.aspx?RE=0874980000", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P125", "title": "519 W 23rd St, Jacksonville, FL 32206 url", "url": "https://jaxepics.coj.net/Permit/View/1823f8", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P126", "title": "902–904 E Lime St, Lakeland, FL 33801 url", "url": "https://www.innovateonline.com/multifamily-for-sale/902-E-Lime-Street-Lakeland-FL-33801-440076252", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P127", "title": "902–904 E Lime St, Lakeland, FL 33801 url", "url": "https://www.coldwellbankerhomes.com/fl/lakeland/902-e-lime-st/pid_74056568/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P128", "title": "902–904 E Lime St, Lakeland, FL 33801 url", "url": "https://www.polkflpa.gov/CamaDisplay.aspx?OutputMode=Display&ParcelID=242818205000007212&SearchType=RealEstate&cookie_test=true", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P129", "title": "997 Sutor Rd, Tallahassee, FL 32311 url", "url": "https://www.crexi.com/properties/2449907/florida-tallahassee-fl-quadruplex", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P130", "title": "997 Sutor Rd, Tallahassee, FL 32311 url", "url": "https://www.emeraldcoastal.com/property-search/detail/110/398088/997-sutor-rd-tallahassee-fl-32311/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P131", "title": "997 Sutor Rd, Tallahassee, FL 32311 url", "url": "https://search.leonpa.gov/Property/Details/310361%20%20A0020", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P132", "title": "997 Sutor Rd, Tallahassee, FL 32311 url", "url": "https://tlcgis.leoncountyfl.gov/PropInfo/index.html?TAXID=310361%20%20A0020", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P133", "title": "997 Sutor Rd, Tallahassee, FL 32311 url", "url": "https://www2.leoncountyfl.gov/PermitHistory/Permits/SearchPermitNumber?PermitNum=TBM241596", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P134", "title": "997 Sutor Rd, Tallahassee, FL 32311 url", "url": "https://www.talgov.com/Uploads/Public/Documents/place/zoning/mr_1_city.pdf", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P135", "title": "1840 Lafayette St, Fort Myers, FL 33901 url", "url": "https://www.redfin.com/FL/Fort-Myers/1840-Lafayette-St-33901/home/67856711", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P136", "title": "1840 Lafayette St, Fort Myers, FL 33901 url", "url": "https://leepa.org/Display/DisplayParcel.aspx?FolioID=10172226&PropertyDetailsCurrent=True&PermitDetails=True#PermitDetails", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P137", "title": "1504 W 15th St, Jacksonville, FL 32209 url", "url": "https://www.loopnet.com/Listing/1504-15th-St-Jacksonville-FL/40401539/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P138", "title": "1504 W 15th St, Jacksonville, FL 32209 url", "url": "https://paopropertysearch.coj.net/Basic/Detail.aspx?RE=0464400000", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P139", "title": "3333 Almeda St, Jacksonville, FL 32209 direct listing url", "url": "https://www.redfin.com/FL/Jacksonville/3333-Almeda-St-32209/home/201575041", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P140", "title": "3333 Almeda St, Jacksonville, FL 32209 supporting source", "url": "https://www.homesofjacksonvillefl.com/homedetails/fl/jacksonville/flreal-20260902200714862330000000-flreal2/3333-almeda-st-jacksonville-fl-32209", "vintage": "October 3 retrieval; individual listing vintage in card", "scope": "Property evidence", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P141", "title": "3333 Almeda St, Jacksonville, FL 32209 supporting source", "url": "https://www.zillow.com/homedetails/3333-Almeda-St-Jacksonville-FL-32209/461999859_zpid/", "vintage": "October 3 retrieval; individual listing vintage in card", "scope": "Property evidence", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P142", "title": "8625 Stockdale Ave, Pensacola, FL 32514 direct listing url", "url": "https://www.zillow.com/homedetails/8625-Stockdale-Ave-Pensacola-FL-32514/44645078_zpid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P143", "title": "8625 Stockdale Ave, Pensacola, FL 32514 supporting source", "url": "https://www.coldwellbankerhomes.com/fl/pensacola/8625-stockdale-ave/pid_71177057/", "vintage": "October 3 retrieval; individual listing vintage in card", "scope": "Property evidence", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P144", "title": "8625 Stockdale Ave, Pensacola, FL 32514 supporting source", "url": "https://www.redfin.com/FL/Pensacola/8625-Stockdale-Ave-32514/home/135302498", "vintage": "October 3 retrieval; individual listing vintage in card", "scope": "Property evidence", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P145", "title": "1195 Simpson St, Pensacola, FL 32526 direct listing url", "url": "https://www.redfin.com/FL/Pensacola/1195-Simpson-St-32526/home/134092491", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P146", "title": "1195 Simpson St, Pensacola, FL 32526 supporting source", "url": "https://www.trulia.com/home/1195-simpson-st-pensacola-fl-32526-44684767", "vintage": "October 3 retrieval; individual listing vintage in card", "scope": "Property evidence", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P147", "title": "1195 Simpson St, Pensacola, FL 32526 supporting source", "url": "https://www.zillow.com/homedetails/1195-Simpson-St-Pensacola-FL-32526/44684767_zpid/", "vintage": "October 3 retrieval; individual listing vintage in card", "scope": "Property evidence", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P148", "title": "3946 Magellan Trail, Tallahassee, FL 32303 direct listing url", "url": "https://www.coldwellbanker.com/fl/tallahassee/3946-magellan-trl/lid-P00800000HIC7Erg6qbeS6jDXCRtqdbq25rRpNn2", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P149", "title": "3946 Magellan Trail, Tallahassee, FL 32303 supporting source", "url": "https://www.redfin.com/FL/Tallahassee/3946-Magellan-Trl-32303/home/139896284", "vintage": "October 3 retrieval; individual listing vintage in card", "scope": "Property evidence", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P150", "title": "3946 Magellan Trail, Tallahassee, FL 32303 supporting source", "url": "https://www.zillow.com/homedetails/3946-Magellan-Trl-Tallahassee-FL-32303/45602728_zpid/", "vintage": "October 3 retrieval; individual listing vintage in card", "scope": "Property evidence", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P151", "title": "3946 Magellan Trail, Tallahassee, FL 32303 supporting source", "url": "https://www.homes.com/property/3946-magellan-trail-tallahassee-fl/j8cn7c2eq8esr/", "vintage": "October 3 retrieval; individual listing vintage in card", "scope": "Property evidence", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P152", "title": "4001 NW 48 th Place, Gainesville, FL 32606 direct listing url", "url": "https://www.compass.com/homedetails/4001-NW-48th-Pl-Gainesville-FL-32606/C9WL3_pid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P153", "title": "4001 NW 48 th Place, Gainesville, FL 32606 supporting source", "url": "https://www.redfin.com/FL/Gainesville/4001-NW-48th-Pl-32606/home/115060031", "vintage": "October 3 retrieval; individual listing vintage in card", "scope": "Property evidence", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P154", "title": "4001 NW 48 th Place, Gainesville, FL 32606 supporting source", "url": "https://www.trulia.com/home/4001-nw-48th-pl-gainesville-fl-32606-42707291", "vintage": "October 3 retrieval; individual listing vintage in card", "scope": "Property evidence", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P155", "title": "8015 Galveston Ave, Jacksonville, FL 32211 direct listing url", "url": "https://www.redfin.com/FL/Jacksonville/8015-Galveston-Ave-32211/home/108836553", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P156", "title": "8015 Galveston Ave, Jacksonville, FL 32211 supporting source", "url": "https://www.zillow.com/homedetails/8015-Galveston-Ave-Jacksonville-FL-32211/44543501_zpid/", "vintage": "October 3 retrieval; individual listing vintage in card", "scope": "Property evidence", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P157", "title": "839 Angle St NE, Palm Bay, FL 32905 direct listing url", "url": "https://www.compass.com/homedetails/839-Angle-St-NE-Palm-Bay-FL-32905/NUCXU_pid/", "vintage": "October 3 observation; individual listing vintage in card", "scope": "Property listing or official property record", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P158", "title": "839 Angle St NE, Palm Bay, FL 32905 supporting source", "url": "https://www.redfin.com/FL/Palm-Bay/839-Angle-St-NE-32905/home/122796820", "vintage": "October 3 retrieval; individual listing vintage in card", "scope": "Property evidence", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P159", "title": "839 Angle St NE, Palm Bay, FL 32905 supporting source", "url": "https://www.coldwellbankerhomes.com/fl/palm-bay/839-angle-street-ne/pid_73387442/", "vintage": "October 3 retrieval; individual listing vintage in card", "scope": "Property evidence", "caveat": "Public page status is not broker confirmation", "retrieved": "2026-10-03" }, { "id": "P160", "title": "1444 W 6 th St, Jacksonville, FL 32209 advertised rental", "url": "https://www.realtor.com/rentals/details/1444-W-6th-St_Jacksonville_FL_32209_M52577-27168", "vintage": "Crawled 3 weeks before access; page says updated today", "scope": "SFR", "caveat": "2024 construction advertised; price may reflect promotion/required fees. Lower competitive anchor, not proof subject will rent at this amount.", "retrieved": "2026-10-03" }, { "id": "P161", "title": "1668 W 8 th St, Jacksonville, FL 32209 advertised rental", "url": "https://www.zillow.com/homedetails/1668-W-8th-St-Jacksonville-FL-32209/464933356_zpid/", "vintage": "Updated 2026-08-31; crawled 3 days before access", "scope": "New duplex unit / townhouse", "caveat": "Larger than Almeda, 1-car garage, utilities not included; competitive upper bracket, not like-for-like detached comp", "retrieved": "2026-10-03" }, { "id": "P162", "title": "111 Wildflower Ln, Pensacola, FL 32514 advertised rental", "url": "https://www.zillow.com/homedetails/111-Wildflower-Ln-Pensacola-FL-32514/44633263_zpid/", "vintage": "Crawled on access date, available now", "scope": "SFR", "caveat": "Similar size to Stockdale; resident-benefit package $28–49.95/month is not base rent. Updated condition/fenced yard advertised.", "retrieved": "2026-10-03" }, { "id": "P163", "title": "4290 La Borde Ln, Pensacola, FL 32514 advertised rental", "url": "https://www.zillow.com/pensacola-fl-32514/rent-houses/", "vintage": "Grid crawled 2 weeks before access; listed 4 days in snapshot", "scope": "SFR", "caveat": "Same ZIP and close size; exact micro-location/condition and current availability need verification", "retrieved": "2026-10-03" }, { "id": "P164", "title": "1229 Brownfield Rd, Pensacola, FL 32526 advertised rental", "url": "https://www.realtor.com/apartments/Pensacola_FL/Brownfield-Rd", "vintage": "Crawled 3 weeks before access; Barrons Property Managers broker feed", "scope": "SFR", "caveat": "Same ZIP and close size to Simpson; older alternate portal asks 1800, use lower 1750. Not a closed lease.", "retrieved": "2026-10-03" }, { "id": "P165", "title": "6942 Falcon Dr, Pensacola, FL 32526 advertised rental", "url": "https://www.apartments.com/es/6942-falcon-dr-pensacola-fl/5rkjbgn/", "vintage": "Both crawled 2 weeks before access; Apartments.com 1495 versus Redfin 1595", "scope": "SFR", "caveat": "Price conflict; conservative lower anchor 1495, larger than Simpson; exact location difference matters", "retrieved": "2026-10-03" }, { "id": "P166", "title": "3197 Wood Hill Dr, Tallahassee, FL 32303 advertised rental", "url": "https://www.trulia.com/home/3197-wood-hill-dr-tallahassee-fl-32303-45598469", "vintage": "Listed 2026-09-12; crawled 2 weeks before access", "scope": "SFR", "caveat": "2-car garage, new carpet/paint; lawn care included. Similar NW Tallahassee whole-home rental; exact distance not measured.", "retrieved": "2026-10-03" }, { "id": "P167", "title": "4517 Eltham Park, Tallahassee, FL 32303 advertised rental", "url": "https://www.apartmentfinder.com/Florida/Tallahassee-Apartments/4517-Eltham-Park-Apartments-5c5b3ep", "vintage": "ApartmentFinder crawled 4 weeks before access; showsavailable. WARNING older historical 1800 rent existed 2024, independent current lease verification needed", "scope": "SFR", "caveat": "Secondary only due source-history ambiguity; do not make main underwriting anchor", "retrieved": "2026-10-03" }, { "id": "P168", "title": "2626 Faversham Dr, Tallahassee, FL 32303 advertised rental", "url": "https://www.homes.com/tallahassee-fl/32303/houses-for-rent/", "vintage": "Crawled 3 months before access; available 2026-07-01 stated", "scope": "SFR", "caveat": "Remodeled home; older listing, lower confidence and superior condition to TLC subject", "retrieved": "2026-10-03" }, { "id": "P169", "title": "3526 NW 53 rd Ter, Gainesville, FL 32606 advertised rental", "url": "https://www.zillow.com/homedetails/3526-NW-53rd-Ter-Gainesville-FL-32606/42710345_zpid/", "vintage": "Zillow updated 2026-09-22; Redfinupdated Sep 25/MLSGridSep 29", "scope": "SFR", "caveat": "Rent 2250 Mar 4->2200 Apr 24->2100 Jul 15->2000 Aug 4->1900 Sep 22. HVAC/heater 2023; tenant lawn. Long marketing and cuts signal leasing friction.", "retrieved": "2026-10-03" }, { "id": "P170", "title": "4731 NW 39 th St, Gainesville, FL 32606 advertised rental", "url": "https://www.zillow.com/gainesville-fl-32606/rent-houses/", "vintage": "Crawled 2 weeks before access", "scope": "SFR", "caveat": "Close street grid and larger home; upper ask only, not basecase", "retrieved": "2026-10-03" }, { "id": "P171", "title": "1447 Lawrence Place, Jacksonville, FL 32211 advertised rental", "url": "https://www.rentalsource.com/details/1447-lawrence-place-jacksonville-fl-83386246/", "vintage": "Bothsources 5 months before access; explicitcurrent availabilitynotestablished", "scope": "SFR", "caveat": "Larger 4/2 thanGalveston; olderask, secondary only. Listing saysdrivewayparkingprohibited, yardparkingonly.", "retrieved": "2026-10-03" }, { "id": "P172", "title": "7037 Pellias Rd, Jacksonville, FL 32211 advertised rental", "url": "https://www.zillow.com/homedetails/7037-Pellias-Rd-Jacksonville-FL-32211/44541273_zpid/", "vintage": "Direct Zillow updated Jul 16, rent 1960; newer Redfin grid 1 monthbefore access 1875, so use 1875 lower anchor", "scope": "SFR", "caveat": "Larger 4/2; providerMainStreetRenewal; asking rent cuts andfeed conflict, not executed lease", "retrieved": "2026-10-03" }, { "id": "P173", "title": "8719 Galveston Ave, Jacksonville, FL 32211 advertised rental", "url": "https://www.redfin.com/zipcode/32211/cheap-rentals/page-2", "vintage": "Crawled 1 month before access", "scope": "SFR", "caveat": "Newer 2023 house; Zillow 1330/1340 sf discrepancy; superiorcondition/younger than 8015, threebedrooms", "retrieved": "2026-10-03" }, { "id": "P174", "title": "976 Hampshire Ave NE, Palm Bay, FL 32905 advertised rental", "url": "https://www.zillow.com/palm-bay-fl-32905/rent-houses/", "vintage": "Zillow 2 weeks before access 1810; Zumper 3 weeks 1850", "scope": "SFR", "caveat": "Slightlylarger 3/2 same ZIP; feed price conflict, use lower anchor", "retrieved": "2026-10-03" }, { "id": "P175", "title": "3507 SW 155 th Ln, Ocala, FL 34473 advertised rental", "url": "https://www.redfin.com/FL/Ocala/3507-SW-155th-Ln-34473/home/139592359", "vintage": "Listed 2026-09-02; crawled 2 weeks before access", "scope": "SFR", "caveat": "Two-cargarage. UsefulMarionOaksdemandreference; not an AVM. Rent estimate 1874 notused.", "retrieved": "2026-10-03" }, { "id": "P176", "title": "5107 SW 165 th Street Rd, Ocala, FL 34473 advertised rental", "url": "https://www.weichert.com/137408467/", "vintage": "MLS O 6432405 active Aug 10/11 2026; crawled 1 monthbefore access", "scope": "SFR", "caveat": "2019 build; 2-cargarage; Lease-option qualification makes this a secondary comp", "retrieved": "2026-10-03" }, { "id": "P177", "title": "1734 35 th St NW, Winter Haven, FL 33881 advertised rental", "url": "https://www.redfin.com/FL/Winter-Haven/1734-35th-St-NW-33881/home/46283638", "vintage": "1450 Aug 7->1395 Aug 15->1295 Aug 29; Realtor showsremovedSep 4", "scope": "SFR", "caveat": "Recent asking history ONLY, notcurrent active/not proof leased. Lawn care included and$20 monthly benefit package. Exposesoptimistic 1800 assumptionsnear 3004 AvenueS.", "retrieved": "2026-10-03" }, { "id": "ACS_TIMING", "title": "Census ACS 2025 one year release timing advisory", "url": "https://www.census.gov/newsroom/press-releases/2026/iphi-acs-media-advisory.html", "vintage": "August 2026 advisory; retrieved October 3", "scope": "ACS publication timing", "caveat": "Release timing under disclosure-avoidance review; no 2025 household-growth estimate is assumed available", "retrieved": "2026-10-03" }, { "id": "HUD_FMR27", "title": "HUD Fiscal Year 2027 Fair Market Rents final notice", "url": "https://www.govinfo.gov/content/pkg/FR-2026-09-01/pdf/2026-17891.pdf", "vintage": "Published September 1, 2026; effective October 1 subject to valid area reevaluation", "scope": "HUD rental program reference", "caveat": "40th-percentile gross rents including utilities, not subject rent or guaranteed voucher income", "retrieved": "2026-10-03" }, { "id": "HUD_SCHEDULE27", "title": "HUD Fiscal Year 2027 Fair Market Rent schedule", "url": "https://www.huduser.gov/portal/datasets/fmr/fmr2027/FY2027_FMR_Schedule.pdf", "vintage": "Fiscal year 2027", "scope": "Area bedroom-size gross rent schedule", "caveat": "Local payment standard, utility allowance and rent-reasonableness review still apply", "retrieved": "2026-10-03" }, { "id": "P181", "title": "Official institutional demand location", "url": "https://www.stetson.edu/other/visit/transportation.php", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P182", "title": "Official institutional demand location", "url": "https://www.adventhealth.com/locations/hospitals/fish-memorial", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P183", "title": "Official institutional demand location", "url": "https://www.mylrh.org/driving-directions-map/", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P184", "title": "Official institutional demand location", "url": "https://www.flsouthern.edu/campus-offices/offices-directory", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P185", "title": "Official institutional demand location", "url": "https://www.ucf.edu/locations/", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P186", "title": "Official institutional demand location", "url": "https://med.ucf.edu/about/our-locations/health-sciences-campus/", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P187", "title": "Official institutional demand location", "url": "https://careers.l3harris.com/en/florida", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P188", "title": "Official institutional demand location", "url": "https://www.l3harris.com/contact-us", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P189", "title": "Official institutional demand location", "url": "https://www.mayoclinic.org/patient-visitor-guide/florida", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P190", "title": "Official institutional demand location", "url": "https://www.unf.edu/visit/directions.html", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P191", "title": "Official institutional demand location", "url": "https://my.clevelandclinic.org/florida/locations/tradition-hospital", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P192", "title": "Official institutional demand location", "url": "https://irsc.edu/about/campuses/", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P193", "title": "Official institutional demand location", "url": "https://www.tyndall.af.mil/Public-Affairs/Media-Kit/", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P194", "title": "Official institutional demand location", "url": "https://www.gulfcoast.edu/about-gcsc/campus-locations/index.html", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P195", "title": "Official institutional demand location", "url": "https://www.fsu.edu/", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P196", "title": "Official institutional demand location", "url": "https://www.tmh.org/location/tallahassee-memorial-hospital", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P197", "title": "Official institutional demand location", "url": "https://www.usf.edu/", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P198", "title": "Official institutional demand location", "url": "https://www.tgh.org/about-tgh/tgh-fact-sheet", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" }, { "id": "P199", "title": "Official institutional demand location", "url": "https://www.ufl.edu/about/", "vintage": "Current official location page retrieved October 3, 2026", "scope": "Institutional location only", "caveat": "Not evidence of job growth, absorption or candidate commute", "retrieved": "2026-10-03" } ], "history": [ { "edition": "2026-10-03-baseline", "type": "initial_statewide_baseline", "prior": null } ], "limitations": [ "Not a buy recommendation", "Zero legal-qualified MF candidates", "55/100 score coverage generally; Pensacola, Sebastian-Vero Beach and Sebring apartment proxies 50/100 and unranked", "All maximum offers conditional before acquisition capital and unresolved costs" ] }