360 S Oak Rd · Chattahoochee, FL 32324

$90,000

3 bd · 2.0 ba · 840 sqft · Manufactured public records · 65 Days on market

Built 2001 1.00 ac lot

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Why this score? — see what drove the B- grade

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

• Cash flow +28.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +4.6/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Motivated Seller- Please bring all offers. This home has a newly renovated full bathroom; central AC needs a part, but tenant is currently using window units. NO appliances are included. Seller also has 366 S. Oak listed, this home shares a well with 366 S. Oak, a legal Shared Well Agreement is an option. All measurements are approximate for rooms at this time. This home has a lot of potential and would be great for a mother in-law suite, or for older children.

Key facts

• Central ac
• 1 acre lot
• Parking

Tags

• NEWLY RENOVATED FULL BATHROOM
• CENTRAL AC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.9% in Chattahoochee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#401 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: employment D, schools F, amenities F.
• Gadsden (rural): math 31% / reading 31% proficiency, ranked #70 of 73 in FL (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 107 units permitted in Gadsden County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $622 of loan paydown is wiped out by about $656 of value loss. Plan a longer hold.
• Gadsden County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.19% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.44%
• DSCR: 1.64
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.54×
• Total profit: $13,612
• Equity at exit: $22,902

10-year hold

• IRR: 17.4%
• Equity multiple: 2.79×
• Total profit: $45,079
• Equity at exit: $25,066

Cash invested: $25,200 (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 32324

• Home prices YoY: -0.6%
• Active inventory: 25
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $303

Break-even live

Break-even rent $687

Max offer price $90,000

Occupancy floor 67%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $90,000 Active 65 DOM
2. 2026-06-17
   days on market $90,000 Active 64 DOM
3. 2026-06-16
   days on market $90,000 Active 63 DOM
4. 2026-06-15
   days on market $90,000 Active 62 DOM
5. 2026-06-14
   days on market $90,000 Active 60 DOM
6. 2026-06-13
   days on market $90,000 Active 59 DOM
7. 2026-06-10
   days on market $90,000 Active 57 DOM
8. 2026-06-09
   days on market $90,000 Active 56 DOM
9. 2026-06-08
   days on market $90,000 Active 55 DOM
10. 2026-06-07
    days on market $90,000 Active 54 DOM
11. 2026-06-05
    remarks 471-char remark
12. 2026-06-05
    pricedays on market $90,000 Active 51 DOM
13. 2026-06-03
    days on market $114,000 Active 50 DOM
14. 2026-06-02
    days on market $114,000 Active 49 DOM
15. 2026-06-01
    days on market $114,000 Active 48 DOM
16. 2026-05-31
    days on market $114,000 Active 47 DOM
17. 2026-05-30
    days on market $114,000 Active 46 DOM
18. 2026-04-14
    listed $114,000 Active 465-char remark

    Show marketing remark (465 chars)

    Motivated Seller- Please bring all offers. This home has a newly renovated full bathroom; central AC needs a part, but tenant is currently using window units. NO appliances are included. Seller also has 366 S. Oak listed, this home shares a well with 366 S. Oak, a legal Shared Well Agreement is an option. All measurements are approximate for rooms at this time. This home has a lot of potential and would be great for a mother in-law suite, or for older children.

ⓘ 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: $400 · $33/mo
• Projected year-2 tax: $747 · $62/mo
• Expected delta: +$347/yr (+$29/mo · 86.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,852
• − Mortgage interest: −$5,041
• − Property taxes: −$400
• − Insurance: −$450
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,618
• Taxable income: $2,286
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $3,091/yr

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

Schools (NCES district)

• District: Gadsden
• NCES district ID: 1200600
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $36,470
• Composite: 25.75/100
• National rank: #7373
• State rank: #70 of 73 in FL

Livability — Chattahoochee

• Score: 71/100
• State rank: #401
• US rank: #7120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,719

Population outlook (Gadsden County) Hauer SSP2

• Today (2025): 42,956 people
• By 2030: 40,878 · -4.8%
• By 2040: 36,218 · -15.7%
• By 2050: 31,502 · -26.7%
• By 2075: 21,828 · -49.2%
• By 2100: 14,480 · -66.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 54% White 36% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Serbian 1% Hispanic 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% French/Haitian/Cajun 0%

Political lean MEDSL · Gadsden

• 2024 margin: Solid D (+30.7) · D 65.0% · R 34.3%
• 2008→2024 swing: -8.3pp toward R · 2008: 39.0pp · 2024: 30.7pp
• All cycles: 2024: D+30.7 2020: D+36.6 2016: D+37.5 2012: D+40.6 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.73%
• Current HPI: 128.6244
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

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

Price history

1 event — show timeline

• 2026-04-14 Listed $114,000 CATRS

Property tax history

+24.5%/yr

Latest (2025): $400 · +4.1% YoY. Source: county tax records.