7883 Paula St · Sneads, FL 32460

$199,900

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 18 Days on market

Built 2006 0.96 ac lot Est $174k · 15% over

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +10.3/30.0
• Appreciation +5.1/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• ARV discount +0.7/15.0

Listing remarks MLS

CURRENTLY UNDER CONTRACT, SELLER ACCEPTING BACKUP OFFERS - This perfectly sized & manicured yard will lure you into this cozy home. The property has been meticulously maintained & offers 3 bedrooms & 2 bathrooms. The roof & A/C are only 3 years old & the A/C offers an oversized heat pump. This lovely home is only 2 miles away from Three Rivers State Park, a short drive to Seminole Lake, about a 20-minute drive to the Marianna Wal-Mart, and i-10 is only about 10 min away. You can experience quiet country living while still being conveniently close to everything you need. The homes covered porch is a wonderful area to sit & drink your morning coffee & the neighborhood is quiet & beautiful. As you enter the home you will find a large living area with a wood burning fireplace along with a spacious kitchen & dining area. On the left side of the home are 2 generous size bedrooms with walk in closets & a bathroom. The master bedroom is conveniently located close to the living area & has 2 doors for easy entrance to the living room or laundry area. The master has a large bathroom w/ double vanity, garden tub, shower, & a huge walk-in closet. In the backyard you will find a back deck with a wheel chair accessible ramp & a large shed with a ramp. The shed includes electrical. Part of the backyard is fenced in -- perfect for the pets or for the children to play! There is a double carport on the side of the home for parking vehicles. The countertops in the kitchen & bathrooms have been resurfaced & updated. This home has been exceptionally well kept & maintained & will make a wonderful home for the next family.

Key facts

• Nearly 1 acre
• 0.96 acre lot
• 2 parking spots

Tags

• DOUBLE WIDE MOBILE HOME
• NEARLY 1 ACRE

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: 2 covered parking spaces
• Home design: Double wide mobile home
• Construction: Vinyl siding
• Exterior features: Covered patio; Deck; Shed(s); Fenced yard

Interior

• Kitchen: Electric oven
• Bedrooms: Two bedrooms on the first floor (approximately 12 x 12 each); Primary bedroom on the first floor (approximately 16 x 14)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans
• Interior features: 3 total rooms; Electric oven

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (32.7% below list).
• Recommended offer: $134k (32.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#682 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Jackson (rural): math 47% / reading 54% proficiency, ranked #39 of 73 in FL (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Grand Ridge School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 326 students, 50% FRL).
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 153 units permitted in Jackson County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $399 appreciation (0.2% local appreciation)).
• Jackson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $139k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,500 (32.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.67% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $173,824
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7968 Pope St	0.53mi	3/2.0	1,904 (+6%)	8mo	$185,000	$97	58
2090 Section Ave	0.67mi	3/2.0	1,568 (-12%)	17mo	$130,000	$83	34

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

Projected returns pro-forma

0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.80×
• Total profit: $-11,069
• Equity at exit: $60,049

10-year hold

• IRR: 1.5%
• Equity multiple: 1.17×
• Total profit: $9,284
• Equity at exit: $73,801

Cash invested: $55,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32460

• Home prices YoY: 0.1%
• Active inventory: 38
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-110

Break-even live

Break-even rent $1,484

Max offer price $180,494

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-53	+0% $-110	+5% $-166	+10% $-223
Rent	-10% $-216	-5% $-163	+0% $-110	+5% $-57	+10% $-4
Rate	-1.0pp $-9	-0.5pp $-59	base $-110	+0.5pp $-162	+1.0pp $-214

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2057 Gay Ave Sneads, FL	3.0	2.0	1736	$1,345	$0.77	46d	1	0.50mi

Listing history 8 events

1. 2026-05-03
   status Pending
2. 2026-04-15
   listed $199,900 Active
3. 2022-02-02
   soldstatus $139,000
4. 2022-02-01
   soldstatus $139,000 1727-char remark

   Show marketing remark (1727 chars)

   CURRENTLY UNDER CONTRACT, SELLER ACCEPTING BACKUP OFFERS - This perfectly sized & manicured yard will lure you into this cozy home. The property has been meticulously maintained & offers 3 bedrooms & 2 bathrooms. The roof & A/C are only 3 years old & the A/C offers an oversized heat pump. This lovely home is only 2 miles away from Three Rivers State Park, a short drive to Seminole Lake, about a 20-minute drive to the Marianna Wal-Mart, and i-10 is only about 10 min away. You can experience quiet country living while still being conveniently close to everything you need. The homes covered porch is a wonderful area to sit & drink your morning coffee & the neighborhood is quiet & beautiful. As you enter the home you will find a large living area with a wood burning fireplace along with a spacious kitchen & dining area. On the left side of the home are 2 generous size bedrooms with walk in closets & a bathroom. The master bedroom is conveniently located close to the living area & has 2 doors for easy entrance to the living room or laundry area. The master has a large bathroom w/ double vanity, garden tub, shower, & a huge walk-in closet. In the backyard you will find a back deck with a wheel chair accessible ramp & a large shed with a ramp. The shed includes electrical. Part of the backyard is fenced in -- perfect for the pets or for the children to play! There is a double carport on the side of the home for parking vehicles. The countertops in the kitchen & bathrooms have been resurfaced & updated. This home has been exceptionally well kept & maintained & will make a wonderful home for the next family.

5. 2021-11-04
   listed $139,000 1727-char remark

   Show marketing remark (1727 chars)

   CURRENTLY UNDER CONTRACT, SELLER ACCEPTING BACKUP OFFERS - This perfectly sized & manicured yard will lure you into this cozy home. The property has been meticulously maintained & offers 3 bedrooms & 2 bathrooms. The roof & A/C are only 3 years old & the A/C offers an oversized heat pump. This lovely home is only 2 miles away from Three Rivers State Park, a short drive to Seminole Lake, about a 20-minute drive to the Marianna Wal-Mart, and i-10 is only about 10 min away. You can experience quiet country living while still being conveniently close to everything you need. The homes covered porch is a wonderful area to sit & drink your morning coffee & the neighborhood is quiet & beautiful. As you enter the home you will find a large living area with a wood burning fireplace along with a spacious kitchen & dining area. On the left side of the home are 2 generous size bedrooms with walk in closets & a bathroom. The master bedroom is conveniently located close to the living area & has 2 doors for easy entrance to the living room or laundry area. The master has a large bathroom w/ double vanity, garden tub, shower, & a huge walk-in closet. In the backyard you will find a back deck with a wheel chair accessible ramp & a large shed with a ramp. The shed includes electrical. Part of the backyard is fenced in -- perfect for the pets or for the children to play! There is a double carport on the side of the home for parking vehicles. The countertops in the kitchen & bathrooms have been resurfaced & updated. This home has been exceptionally well kept & maintained & will make a wonderful home for the next family.

6. 2008-02-20
   soldstatus $88,000
7. 2007-07-25
   soldstatus $60,000
8. 2006-03-01
   soldstatus $25,000

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $490 · $41/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$1,169/yr (+$97/mo · 238.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,140
• − Mortgage interest: −$11,198
• − Property taxes: −$490
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$5,815
• Taxable loss: −$4,944
• Est. tax savings @ 24.0%: +$1,187
• After-tax cash flow: $-132/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jackson
• NCES district ID: 1200960
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $36,824
• Composite: 41.92/100
• National rank: #3358
• State rank: #39 of 73 in FL

Livability — Sneads

• Score: 64/100
• State rank: #682
• US rank: #14148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sneads, FL
• Population (ZIP): 5,303

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 46,095 people
• By 2030: 44,432 · -3.6%
• By 2040: 41,077 · -10.9%
• By 2050: 37,587 · -18.5%
• By 2075: 28,921 · -37.3%
• By 2100: 19,332 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 28% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 2% Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 7% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+46.1) · D 26.7% · R 72.7%
• 2008→2024 swing: -18.0pp toward R · 2008: -28.0pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+38.9 2016: R+37.4 2012: R+29.0 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.20%
• Current HPI: 154.5563
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+699.6% since first listed

8 events — show timeline

• 2026-05-03 Pending — CPARMLS
• 2026-04-15 Listed $199,900 CPARMLS
• 2022-02-02 Sold (Public Records) $139,000 Public Records
• 2022-02-01 Sold (MLS) $139,000 CPARMLS
• 2021-11-04 Listed $139,000 CPARMLS
• 2008-02-20 Sold (Public Records) $88,000 Public Records
• 2007-07-25 Sold (Public Records) $60,000 Public Records
• 2006-03-01 Sold (Public Records) $25,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $490 · -80.2% YoY. Source: county tax records.