2893 Eva Mae St · Marianna, FL 32448

$149,000

3 bd · 2.0 ba · 1,816 sqft · SingleFamily public records · 64 Days on market

Built 1953 10,093 sqft lot Est $265k · 44% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT OPPORTUNITY – CHARMING BRICK HOME WITH SPACE & POTENTIAL Can you envision yourself relaxing on the front porch with a glass of lemonade, or enjoying a weekend BBQ in your backyard, then unwinding on the screened-in back patio? This inviting 3-bedroom, 2-bath brick home on a corner lot offers the perfect blend of comfort, character, and opportunity. Step inside and imagine cooking dinner in your open kitchen while still being connected to the living room, making it ideal for entertaining and everyday living. The home also features a formal dining room space and additional flex spaces that can be used as a den, office, or formal living area—giving you the freedom to

Key facts

• Formal dining room
• Covered carport
• Front porch

Tags

• FRONT PORCH
• SCREENED-IN BACK PATIO
• OPEN KITCHEN
• FORMAL DINING ROOM
• FLEX SPACES
• COVERED CARPORT

Property features AI

Finance

• Other: Zoning: R-1; Lot roughly 0.23 acres (approx. 100x); Living area and building area recorded in public records
• HOA & community: No HOA association indicated; Street lights in community

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Broadband/High-speed internet available; Cable available; Electricity available; Phone available; Water connected
• Home design: Single-family residence; One story; Faces east
• Construction: Brick construction; Metal roof; Slab foundation; Built on one level
• Exterior features: Private mailbox; Storage

Interior

• Kitchen: Built-in oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Wall/window cooling units
• Interior features: Ceiling fans; Kitchen open to family room; Family room fireplace
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup; Outside laundry access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $6 ($75/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (18.4% below list).
• Recommended offer: $122k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.3% in Marianna — 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 66/100 on livability (#592 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: schools D, amenities F, commute 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.
• Market conditions: 163 active listings in the ZIP; 153 units permitted in Jackson County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• 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 64 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,534 (18.4% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.82% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $265,136
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4267 Liddon St	0.41mi	3/2.0	1,717 (-6%)	19mo	$250,000	$146	56
2995 Russ St	0.69mi	3/2.0	1,592 (-12%)	2mo	$271,500	$171	45
4259 Liddon St	0.42mi	3/2.0	1,552 (-14%)	22mo	$220,000	$142	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-23,773
• Equity at exit: $22,216

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-20,301
• Equity at exit: $12,883

Cash invested: $41,720 (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 32448

• Home prices YoY: -29.9%
• Active inventory: 163
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $6

Break-even live

Break-even rent $1,207

Max offer price $149,000

Occupancy floor 94%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $149,000 Active 64 DOM
2. 2026-06-17
   days on market $149,000 Active 63 DOM
3. 2026-06-16
   days on market $149,000 Active 62 DOM
4. 2026-06-16
   price $149,000 Active 61 DOM
5. 2026-06-15
   days on market $160,000 Active 61 DOM
6. 2026-06-13
   days on market $160,000 Active 59 DOM
7. 2026-06-12
   days on market $160,000 Active 58 DOM
8. 2026-06-09
   days on market $160,000 Active 55 DOM
9. 2026-06-08
   days on market $160,000 Active 54 DOM
10. 2026-06-07
    days on market $160,000 Active 53 DOM
11. 2026-06-04
    days on market $160,000 Active 49 DOM
12. 2026-06-02
    days on market $160,000 Active 48 DOM
13. 2026-06-01
    days on market $160,000 Active 47 DOM
14. 2026-05-31
    days on market $160,000 Active 46 DOM
15. 2026-05-31
    days on market $160,000 Active 45 DOM
16. 2026-04-15
    listed $160,000 Active

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,325 · $110/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,584
• − Mortgage interest: −$8,346
• − Property taxes: −$1,325
• − Insurance: −$745
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$4,335
• Taxable loss: −$2,500
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $675/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 — Marianna

• Score: 66/100
• State rank: #592
• US rank: #11318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marianna, FL
• Population (ZIP): 8,041

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 0.56)
• Race & ethnicity: White 52% Black 41% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -59.86%
• Current HPI: 140.1373
• 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

• 2026-04-15 Listed $160,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $1,325 · +9.1% YoY. Source: county tax records.