5137 Fort/hwy 69 Road Rd · Greenwood, FL 32443

$120,000

4 bd · 1.5 ba · 2,094 sqft · SingleFamily · 204 Days on market

Built 1930 1.57 ac lot Est $153k · 21% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Appreciation +4.7/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very nicely restored home in town, large open rooms with 10 ft ceiling, Large living room, 4 bedrooms 2 bath, all updated and looks and shows very nice, all in the city limits, large corner lot, with some nice shade trees, there is a large open front porch for afternoons visits and two other screened porches. Easy to show.

Key facts

• 1.57 acre lot
• Parking
• Built 1930

Property features AI

Finance

• Financial info: Units are partially furnished
• HOA & community: Short-term rentals allowed

Exterior

• Parking: 1 covered parking space
• Utilities: Sewer available
• Home design: Single property (mobile home info present); Lot dimensions: 211' x 330' x 210' x 314'
• Construction: Wood siding exterior; Metal roof
• Exterior features: Paved lot

Interior

• Kitchen: Kitchen present
• Bedrooms: Primary bedroom
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Total of 4 rooms; Room types include Dining Room, Kitchen, Living Room, and Primary Bedroom

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#625 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, health & safety D.
• 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: 33 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 $114 of equity ($830 loan paydown + $-716 appreciation (-0.6% local appreciation)).
• Jackson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $55k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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?
6. 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?
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: 1.24% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $152,862
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5132 Fort/hwy 69 Rd #69	0.06mi	3/2.0 (-1)	2,186 (+4%)	14mo	$160,000	$73	71
4167 Bryan St	0.25mi	3/2.0 (-1)	2,046 (-2%)	12mo	$53,900	$26	68

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

Projected returns pro-forma

-0.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.45×
• Total profit: $14,957
• Equity at exit: $31,305

10-year hold

• IRR: 15.3%
• Equity multiple: 2.58×
• Total profit: $53,233
• Equity at exit: $34,911

Cash invested: $33,600 (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 32443

• Home prices YoY: -0.3%
• Active inventory: 33
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $342

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 72%

Sensitivity live

Price	-10% $425	-5% $383	+0% $342	+5% $300	+10% $259
Rent	-10% $225	-5% $283	+0% $342	+5% $400	+10% $459
Rate	-1.0pp $402	-0.5pp $372	base $342	+0.5pp $311	+1.0pp $279

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-12
   statusdays on market $120,000 Pending 204 DOM
2. 2026-06-09
   days on market $120,000 Active 203 DOM
3. 2026-06-08
   days on market $120,000 Active 202 DOM
4. 2026-06-07
   days on market $120,000 Active 201 DOM
5. 2026-06-04
   days on market $120,000 Active 197 DOM
6. 2026-06-02
   days on market $120,000 Active 196 DOM
7. 2026-06-01
   days on market $120,000 Active 195 DOM
8. 2026-05-31
   days on market $120,000 Active 194 DOM
9. 2026-05-31
   days on market $120,000 Active 193 DOM
10. 2026-05-08
    price $120,000
11. 2026-01-31
    price $154,900
12. 2025-12-04
    price $164,900
13. 2025-11-10
    listed $175,000 Active
14. 2021-10-19
    soldstatus $90,000 326-char remark

    Show marketing remark (326 chars)

    Very nicely restored home in town, large open rooms with 10 ft ceiling, Large living room, 4 bedrooms 2 bath, all updated and looks and shows very nice, all in the city limits, large corner lot, with some nice shade trees, there is a large open front porch for afternoons visits and two other screened porches. Easy to show.

15. 2020-11-24
    listed $90,000 326-char remark

    Show marketing remark (326 chars)

    Very nicely restored home in town, large open rooms with 10 ft ceiling, Large living room, 4 bedrooms 2 bath, all updated and looks and shows very nice, all in the city limits, large corner lot, with some nice shade trees, there is a large open front porch for afternoons visits and two other screened porches. Easy to show.

16. 2017-06-06
    soldstatus $16,000 431-char remark

    Show marketing remark (431 chars)

    * PRICE REDUCED * Take a trip back in time with this large wood frame house with 4 bedrooms! There is a large front foyer, a living room, formal dining room and nice size kitchen. The dog trot was enclosed making the foyer and a den. The nicest thing is the large 2 acres the house sits on in town. So much room for kids, gardening and just enjoying. You will have some repairs but it will be well worth it. Check it out today!

17. 2016-12-08
    listed $39,900 431-char remark

    Show marketing remark (431 chars)

    * PRICE REDUCED * Take a trip back in time with this large wood frame house with 4 bedrooms! There is a large front foyer, a living room, formal dining room and nice size kitchen. The dog trot was enclosed making the foyer and a den. The nicest thing is the large 2 acres the house sits on in town. So much room for kids, gardening and just enjoying. You will have some repairs but it will be well worth it. Check it out today!

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

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 · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,789
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$3,491
• Taxable income: $2,330
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $3,543/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 — Greenwood

• Score: 66/100
• State rank: #625
• US rank: #12176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, FL
• Population (ZIP): 2,739

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: Majority White (59%)
• Race & ethnicity: White 59% Black 34% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -0.60%
• Current HPI: 174.7486
• 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

+200.8% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $120,000 CPARMLS
• 2026-01-31 Price Changed $154,900 CPARMLS
• 2025-12-04 Price Changed $164,900 CPARMLS
• 2025-11-10 Listed $175,000 CPARMLS
• 2021-10-19 Sold (MLS) $90,000 CPARMLS
• 2020-11-24 Listed $90,000 CPARMLS
• 2017-06-06 Sold (MLS) $16,000 CPARMLS
• 2016-12-08 Listed $39,900 CPARMLS