6905 Bateau Pond Ln · Grand Ridge, FL 32442

$176,000

4 bd · 2.0 ba · 2,240 sqft · Manufactured · 204 Days on market

Built 2002 1.00 ac lot ↓ 5% since listing

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0

Listing remarks

Double wide mobile home on 1 ac the home has been updated with new flooring, new paint, new well, new septic, new power pole, The kitchen is large and open with a island bar, the master bedroom is very large with a office/nursery joining it, the master bath is large with garden tub and separate shower double vanity and large walk in closet. There is a large family room to enjoy, this home is ready to move into. it is a very large home and has a metal roof.

Key facts

• New well
• New septic
• New flooring

Tags

• DOUBLE WIDE MOBILE HOME
• NEW FLOORING
• NEW PAINT
• NEW WELL
• NEW SEPTIC
• NEW POWER POLE

Property features AI

Exterior

• Utilities: Electricity available; Electric water heater
• Home design: Double wide mobile home; Pillar/post/pier foundation; Zoned County; Lot dimensions about 210 x 210 on approximately 1 acre
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck

Interior

• Kitchen: Electric range
• Bedrooms: Multiple bedrooms (one primary bedroom); Bedroom sizes approximately 11 x 11, 11 x 12, 11 x 11
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: 11 total rooms; Office off the primary bedroom
• Laundry & utility: Dedicated laundry room (about 8 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $176k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (28.5% below list).
• Recommended offer: $126k (28.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#813 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime D+, health & safety D, amenities 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: 25 active listings in the ZIP; 153 units permitted in Jackson County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Jackson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Recommended offer $125,874 (28.5% 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. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.40%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.66×
• Total profit: $81,741
• Equity at exit: $158,555

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $251,865
• Equity at exit: $341,929

Cash invested: $49,280 (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 32442

• Home prices YoY: 7.7%
• Active inventory: 25
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$923
• Tax est. 1.5%: −$220 /mo · $2,640/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-222

Break-even live

Break-even rent $1,540

Max offer price $143,892

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-161	+0% $-222	+5% $-283	+10% $-344
Rent	-10% $-321	-5% $-272	+0% $-222	+5% $-172	+10% $-122
Rate	-1.0pp $-133	-0.5pp $-177	base $-222	+0.5pp $-267	+1.0pp $-314

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $176,000 Active 204 DOM
2. 2026-06-21
   days on market $176,000 Active 203 DOM
3. 2026-06-21
   days on market $176,000 Active 202 DOM
4. 2026-06-18
   days on market $176,000 Active 200 DOM
5. 2026-06-17
   days on market $176,000 Active 199 DOM
6. 2026-06-16
   days on market $176,000 Active 198 DOM
7. 2026-06-15
   days on market $176,000 Active 197 DOM
8. 2026-06-13
   days on market $176,000 Active 195 DOM
9. 2026-06-12
   days on market $176,000 Active 194 DOM
10. 2026-06-09
    days on market $176,000 Active 191 DOM
11. 2026-06-08
    days on market $176,000 Active 190 DOM
12. 2026-06-07
    days on market $176,000 Active 189 DOM
13. 2026-06-04
    days on market $176,000 Active 185 DOM
14. 2026-06-02
    days on market $176,000 Active 184 DOM
15. 2026-06-01
    days on market $176,000 Active 183 DOM
16. 2026-05-31
    days on market $176,000 Active 182 DOM
17. 2026-05-31
    days on market $176,000 Active 181 DOM
18. 2026-02-05
    price $176,000
19. 2025-11-30
    listed $186,000 Active

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

Taxation est. · year 1

• Rental income: $15,105
• − Mortgage interest: −$9,859
• − Property taxes: −$2,640
• − Insurance: −$880
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$5,120
• Taxable loss: −$5,811
• Est. tax savings @ 24.0%: +$1,395
• After-tax cash flow: $-1,268/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 — Grand Ridge

• Score: 59/100
• State rank: #813
• US rank: #19820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,709

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: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 8% Black 6% Hispanic / Latino 4%
• Common ancestry: Scottish 2% Italian 2% German 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 11.54%
• Current HPI: 161.0099
• 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

-5.4% since first listed

2 events — show timeline

• 2026-02-05 Price Changed $176,000 CPARMLS
• 2025-11-30 Listed $186,000 CPARMLS