How the numbers are made.

Permanent demonstration dataset. Prices, rents, rates, scores, articles, and market paths are simulated illustrations. They are not listings of homes for sale, appraisals, insurance quotes, or sourced statistics.

City and ZIP names are real Florida places. Property addresses, parcel pins, and ownership histories are fictional. Map markers are approximate demonstration coordinates near the named city, not surveyed parcels.

City history runs from 2019 through 2026. The 2026 median, inventory, days on market, price per foot, rent, lifestyle score, and migration attention are hand-set. Earlier years scale from the ratio of that year's median to the 2026 median: inventory uses 0.85 + 0.15 / ratio, days on market use 1.15 − 0.15 × ratio, price per foot scales directly, and rent scales with the square root. Lifestyle and migration do not vary by year.

Standard screen

Unless you change them, a house is screened at 20% down, 6.42% interest, 30 years, 3% closing costs, 7% vacancy on long-term rent, and 8% management of effective income. Maintenance and reserves are the dollar amounts stored on the house. Short-term rent uses nightly rate times 365 times paid-night occupancy, and does not also subtract vacancy.

NOI excludes debt service. Cash flow is NOI minus debt service. Cap rate is NOI divided by price. Cash-on-cash is cash flow divided by down payment plus closing costs, and is blank when no cash is invested. A zero interest rate amortizes as equal principal.

Coastal Risk Score

• Flood (28%). Illustrative exposure to flooding for a demonstration pin near this coast. It is not a FEMA determination, an elevation certificate, or a flood-zone quote.
• Storm (22%). Illustrative wind and storm exposure for the stretch of coast, not a hurricane model and not an engineering study.
• Insurance pressure (20%). A demonstration stand-in for how hard a coastal policy might be to place or price. The dollar insurance line on a listing is also simulated. Neither is a carrier rating.
• Sea level (18%). Illustrative long-horizon water exposure for the barrier, marsh, or bay setting. Not a survey and not a projection of a parcel.
• Setting (12%). Whether the demonstration pin sits on the open beach, a dune street, a river, or farther inland. Geography only. It does not describe the people who live there.

Investment Index

• Yield (28%). Cap rate divided by 8 percent, then capped at 100. An 8 percent demonstration cap rate scores 100. This uses the standard long-term screen, not the short-term scenario.
• Value (18%). Price compared with the city demonstration median. A home at 70 percent of the median scores 100. A home at 150 percent of the median scores 0.
• Liquidity (16%). Demonstration days on market. 20 days scores 100. 180 days scores 0. This is not an MLS absorption statistic.
• Market path (18%). The city's constructed one-year median change. Minus 5 percent scores 0. Plus 8 percent scores 100. The path is simulated.
• Risk offset (20%). 100 minus the Coastal Risk Score, so lower illustrative exposure raises the index. It does not reduce physical risk.

Buy-now versus wait uses an appreciation rate and a future interest rate that you type. Those inputs are assumptions. They are not a forecast and not advice.