738 Bryant Landing Rd · Wewahitchka, FL 32465

$125,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 245 Days on market

Built 1992 0.57 ac lot

---

Why this score? — see what drove the C+ 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 +21.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NICE 3BD/2BA MOBILE HOME LOCATED IN THE BRYANT LANDING COMMUNITY! This is a wonderful location just a few hundred yards from the Chipola River with excellent fishing and hunting in the area! Relax on your large open back deck or close it in as a screen porch or sun room. Really nice ramp to launch your boat for freshwater fishing second to none! This long lot extends into the river low lands with several species of wild game for your hunting pleasure. The Chipola River merges with the Apalachicola River just a short distance from the property and allows you to boat all the way to the Gulf of Mexico. Wonderfully situated only minutes from the coast. .. .enjoy beautiful beaches, saltwater fishing and the best fresh seafood around! NO HOA FEES, but community water & sewer are $200 per year. Take a look today and make an offer!

Key facts

• Chipola river
• Two full bathrooms
• Laundry hookups

Tags

• BRYANT'S LANDING COMMUNITY
• CHIPOLA RIVER
• FUNCTIONAL LIVING KITCHEN AREA
• SPLIT-BEDROOM FLOORPLAN
• TWO FULL BATHROOMS
• LAUNDRY HOOKUPS

Property features AI

Finance

• HOA & community: Homeowners association present; Boat facilities; Short-term rentals allowed

Exterior

• Utilities: Public sewer
• Home design: Double wide manufactured home
• Construction: Vinyl siding
• Exterior features: Boat slip; Deck; Shed(s); Paved lot

Interior

• Kitchen: Electric range
• Bedrooms: Bedroom (first level); Primary bedroom (first level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Primary bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/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 $120k (4.0% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.5% in Wewahitchka — 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 (#386 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Gulf (rural): math 47% / reading 45% proficiency, ranked #49 of 73 in FL (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 167 active listings in the ZIP; 302 units permitted in Gulf County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Gulf County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $57k; list at $125k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 0.96% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $35,520
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Bryant Landing Rd	0.03mi	2/1.0 (-1)	942 (-2%)	5mo	$35,000	$37	82

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

Projected returns pro-forma

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

5-year hold

• IRR: 28.7%
• Equity multiple: 3.27×
• Total profit: $79,403
• Equity at exit: $112,610

10-year hold

• IRR: 25.0%
• Equity multiple: 7.42×
• Total profit: $224,812
• Equity at exit: $242,848

Cash invested: $35,000 (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 32465

• Home prices YoY: 25.5%
• Active inventory: 167
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $178

Break-even live

Break-even rent $974

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $249	-5% $214	+0% $178	+5% $143	+10% $108
Rent	-10% $84	-5% $131	+0% $178	+5% $226	+10% $273
Rate	-1.0pp $241	-0.5pp $210	base $178	+0.5pp $146	+1.0pp $113

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $125,000 Active 245 DOM
2. 2026-06-18
   days on market $125,000 Active 244 DOM
3. 2026-06-17
   days on market $125,000 Active 243 DOM
4. 2026-06-16
   days on market $125,000 Active 242 DOM
5. 2026-06-15
   days on market $125,000 Active 241 DOM
6. 2026-06-14
   days on market $125,000 Active 239 DOM
7. 2026-06-13
   days on market $125,000 Active 238 DOM
8. 2026-06-10
   days on market $125,000 Active 236 DOM
9. 2026-06-09
   days on market $125,000 Active 235 DOM
10. 2026-06-08
    days on market $125,000 Active 234 DOM
11. 2026-06-07
    days on market $125,000 Active 233 DOM
12. 2026-06-05
    days on market $125,000 Active 230 DOM
13. 2026-06-02
    days on market $125,000 Active 228 DOM
14. 2026-06-01
    days on market $125,000 Active 227 DOM
15. 2026-05-31
    days on market $125,000 Active 226 DOM
16. 2026-05-30
    days on market $125,000 Active 225 DOM
17. 2026-02-24
    price $125,000
18. 2025-10-19
    listed $129,000 Active
19. 2020-06-17
    soldstatus $57,000
20. 2020-06-16
    soldstatus $57,000 841-char remark

    Show marketing remark (841 chars)

    NICE 3BD/2BA MOBILE HOME LOCATED IN THE BRYANT LANDING COMMUNITY! This is a wonderful location just a few hundred yards from the Chipola River with excellent fishing and hunting in the area! Relax on your large open back deck or close it in as a screen porch or sun room. Really nice ramp to launch your boat for freshwater fishing second to none! This long lot extends into the river low lands with several species of wild game for your hunting pleasure. The Chipola River merges with the Apalachicola River just a short distance from the property and allows you to boat all the way to the Gulf of Mexico. Wonderfully situated only minutes from the coast. .. .enjoy beautiful beaches, saltwater fishing and the best fresh seafood around! NO HOA FEES, but community water & sewer are $200 per year. Take a look today and make an offer!

21. 2019-08-28
    listed $64,900 841-char remark

    Show marketing remark (841 chars)

    NICE 3BD/2BA MOBILE HOME LOCATED IN THE BRYANT LANDING COMMUNITY! This is a wonderful location just a few hundred yards from the Chipola River with excellent fishing and hunting in the area! Relax on your large open back deck or close it in as a screen porch or sun room. Really nice ramp to launch your boat for freshwater fishing second to none! This long lot extends into the river low lands with several species of wild game for your hunting pleasure. The Chipola River merges with the Apalachicola River just a short distance from the property and allows you to boat all the way to the Gulf of Mexico. Wonderfully situated only minutes from the coast. .. .enjoy beautiful beaches, saltwater fishing and the best fresh seafood around! NO HOA FEES, but community water & sewer are $200 per year. Take a look today and make an offer!

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$297/yr (+$25/mo · 40.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,396
• − Mortgage interest: −$7,002
• − Property taxes: −$740
• − Insurance: −$625
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,636
• Taxable income: $89
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $2,120/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: Gulf
• NCES district ID: 1200690
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $41,047
• Composite: 38.63/100
• National rank: #4154
• State rank: #49 of 73 in FL

Livability — Wewahitchka

• Score: 71/100
• State rank: #386
• US rank: #6847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,940

Population outlook (Gulf County) Hauer SSP2

• Today (2025): 15,677 people
• By 2030: 15,538 · -0.9%
• By 2040: 15,386 · -1.9%
• By 2050: 15,043 · -4.0%
• By 2075: 13,793 · -12.0%
• By 2100: 10,793 · -31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 21% Hispanic / Latino 6% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 2% Hispanic 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Gulf

• 2024 margin: Solid R (+54.2) · D 22.6% · R 76.8%
• 2008→2024 swing: -14.9pp toward R · 2008: -39.3pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+50.6 2016: R+49.5 2012: R+42.0 2008: R+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.74%
• Current HPI: 421.7879
• 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

+92.6% since first listed

5 events — show timeline

• 2026-02-24 Price Changed $125,000 CPARMLS
• 2025-10-19 Listed $129,000 CPARMLS
• 2020-06-17 Sold (Public Records) $57,000 Public Records
• 2020-06-16 Sold (MLS) $57,000 RAFGC
• 2019-08-28 Listed $64,900 RAFGC

Property tax history

+9.0%/yr

Latest (2025): $740 · -7.8% YoY. Source: county tax records.