4181 Apple White St · Greenwood, FL 32443

$130,000

9 bd · 3.9 ba · 18,013 sqft · MultiFamily public records · 112 Days on market

Built 1943 1.44 ac lot ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Situated on more than an acre of land just North of Marianna, this expansive multifamily property presents a rare opportunity for visionary investors and developers. With substantial square footage and multiple private entrances, the layout offers incredible flexibility for a wide range of future uses. While renovations are needed, the possibilities here are truly exceptional. Reimagine the space as income-producing apartments, an assisted living facility (ALF), childcare center, vendor marketplace, or explore redevelopment options such as creating a mobile home park. The existing structure provides a strong foundation for transformation, and the center portion could potentially be removed

Key facts

• Strong foundation
• More than an acre
• Stunning courtyard

Tags

• MORE THAN AN ACRE
• MULTIPLE PRIVATE ENTRANCES
• INCOME-PRODUCING APARTMENTS
• STRONG FOUNDATION
• STUNNING COURTYARD
• OUTDOOR ENTERTAINMENT AREA

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Sewer available
• Home design: Multi-family residence
• Construction: Block construction
• Exterior features: City street frontage; Publicly maintained road; Resid Multi-Family zoning

Interior

• Kitchen: Electric range
• Bedrooms: Eight bedrooms (buyer to verify)
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 8 total rooms

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $800/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $130k).
• Recommended offer: $118k (9.0% 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 $123 of equity ($899 loan paydown + $-776 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.21% ✓
• Cap rate: 28.44%
• Cash-on-cash: 79.08%
• DSCR: 4.52
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 80.9%
• Equity multiple: 5.00×
• Total profit: $145,437
• Equity at exit: $33,914

10-year hold

• IRR: 82.8%
• Equity multiple: 10.25×
• Total profit: $336,726
• Equity at exit: $37,820

Cash invested: $36,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $4,177 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$165 /mo · $1,982/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$877
• Net cashflow: $2,399

Break-even live

Break-even rent $1,141

Max offer price $130,000

Occupancy floor 38%

Sensitivity live

Price	-10% $2,472	-5% $2,436	+0% $2,399	+5% $2,362	+10% $2,325
Rent	-10% $2,069	-5% $2,234	+0% $2,399	+5% $2,564	+10% $2,729
Rate	-1.0pp $2,464	-0.5pp $2,432	base $2,399	+0.5pp $2,365	+1.0pp $2,331

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$4,176
Total (3 units)			$4,177

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $130,000 Active 112 DOM
2. 2026-06-18
   days on market $130,000 Active 110 DOM
3. 2026-06-17
   days on market $130,000 Active 109 DOM
4. 2026-06-16
   days on market $130,000 Active 108 DOM
5. 2026-06-15
   days on market $130,000 Active 107 DOM
6. 2026-06-13
   days on market $130,000 Active 105 DOM
7. 2026-06-12
   days on market $130,000 Active 104 DOM
8. 2026-06-09
   days on market $130,000 Active 101 DOM
9. 2026-06-08
   days on market $130,000 Active 100 DOM
10. 2026-06-07
    days on market $130,000 Active 99 DOM
11. 2026-06-04
    days on market $130,000 Active 95 DOM
12. 2026-06-02
    days on market $130,000 Active 94 DOM
13. 2026-06-01
    days on market $130,000 Active 93 DOM
14. 2026-05-31
    days on market $130,000 Active 92 DOM
15. 2026-05-31
    days on market $130,000 Active 91 DOM
16. 2026-05-04
    price $130,000
17. 2026-04-25
    status Active
18. 2026-04-20
    historical Active Under Contract
19. 2026-04-14
    price $140,000
20. 2026-03-04
    status Active
21. 2026-02-28
    historical Active Under Contract
22. 2026-02-19
    listed $150,000 Active
23. 2024-03-20
    historical
24. 2024-03-11
    price $130,000
25. 2024-03-06
    price $150,000
26. 2024-03-04
    price $190,000
27. 2024-02-29
    listed $200,000 Active
28. 2016-03-29
    soldstatus $150,000

ⓘ 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: $1,982 · $165/mo
• Projected year-2 tax: $1,982 · $165/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,124
• − Mortgage interest: −$7,282
• − Property taxes: −$1,982
• − Insurance: −$650
• − Repairs & maintenance: −$4,010
• − Management: −$4,010
• − Depreciation: −$3,782
• Taxable income: $28,408
• Est. tax owed @ 24.0%: −$6,818
• After-tax cash flow: $21,967/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

-13.3% since first listed

13 events — show timeline

• 2026-05-04 Price Changed $130,000 CPARMLS
• 2026-04-25 Relisted — CPARMLS
• 2026-04-20 Contingent — CPARMLS
• 2026-04-14 Price Changed $140,000 CPARMLS
• 2026-03-04 Relisted — CPARMLS
• 2026-02-28 Contingent — CPARMLS
• 2026-02-19 Listed $150,000 CPARMLS
• 2024-03-20 Listing Removed — CPARMLS
• 2024-03-11 Price Changed $130,000 CPARMLS
• 2024-03-06 Price Changed $150,000 CPARMLS
• 2024-03-04 Price Changed $190,000 CPARMLS
• 2024-02-29 Listed $200,000 CPARMLS
• 2016-03-29 Sold (Public Records) $150,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,982 · -0.2% YoY. Source: county tax records.