987 7th Ave · Graceville, FL 32440

$89,900

3 bd · 2.0 ba · 2,111 sqft · SingleFamily public records · 106 Days on market

Built 1945 0.26 ac lot

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Investment Opportunity in the heart of Graceville! Located at 987 7th Avenue, this charming 3-bedroom, 3-bath home, originally built in 1945, offers character, space, and plenty of potential. Situated in town for convenient access to local amenities, the property features a 2-car carport and a flexible floor plan that includes an additional living space which could easily be converted into a fourth bedroom, home office, or bonus room. With some TLC and vision, this historic home could be restored to its former glory and transformed into a wonderful residence or income-producing investment. Whether you're looking to renovate, rent, or personalize, this property presents a great opportu

Key facts

• 0.26 acre lot
• Built 1945
• Listed 105 days

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family style property
• Construction: Metal roof; Wood siding construction; Mobile dimensions listed in feet
• Exterior features: Covered porch; Chain link fencing; Paved lot; City street frontage; Publicly maintained road access

Interior

• Kitchen: Electric range
• Bedrooms: Three bedrooms (sizes: 13.3 x 13.3; 13.3 x 13.5; 13 x 13.5)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Window unit cooling
• Interior features: Total of 7 rooms
• Laundry & utility: Laundry room (9.2 x 7.3)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $173 ($2k/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: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#528 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety 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: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $622 of loan paydown is wiped out by about $3k 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 106 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.23%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $196,323
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 8th Ave	0.17mi	3/2.0	2,023 (-4%)	1mo	$220,000	$109	84
5358 Webb St	0.25mi	3/3.0	2,056 (-3%)	1mo	$105,000	$51	79
5367 Cotton St	0.19mi	3/2.0	1,852 (-12%)	2mo	$130,000	$70	69
5299 Cotton St	0.23mi	3/2.0	1,935 (-8%)	14mo	$180,000	$93	64
1102 1st Ave	0.72mi	3/2.0	1,901 (-10%)	14mo	$168,000	$88	38
5370 Cherry St	0.71mi	2/2.5 (-1)	2,406 (+14%)	2mo	$287,500	$119	35

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,511
• Equity at exit: $13,404

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $11,338
• Equity at exit: $7,773

Cash invested: $25,172 (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 32440

• Home prices YoY: -19.4%
• Active inventory: 62
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$179 /mo · $2,145/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $173

Break-even live

Break-even rent $870

Max offer price $89,900

Occupancy floor 79%

Sensitivity live

Price	-10% $224	-5% $198	+0% $173	+5% $147	+10% $122
Rent	-10% $87	-5% $130	+0% $173	+5% $216	+10% $259
Rate	-1.0pp $218	-0.5pp $196	base $173	+0.5pp $149	+1.0pp $126

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5487 Pelham Ct Graceville, FL	3.0	1.0	1478	$1,089	$0.74	21d	1	0.80mi

Listing history 27 events

1. 2026-06-18
   days on market $89,900 Active 106 DOM
2. 2026-06-17
   days on market $89,900 Active 105 DOM
3. 2026-06-16
   days on market $89,900 Active 104 DOM
4. 2026-06-15
   days on market $89,900 Active 103 DOM
5. 2026-06-13
   days on market $89,900 Active 101 DOM
6. 2026-06-12
   days on market $89,900 Active 100 DOM
7. 2026-06-09
   days on market $89,900 Active 97 DOM
8. 2026-06-08
   days on market $89,900 Active 96 DOM
9. 2026-06-07
   days on market $89,900 Active 95 DOM
10. 2026-06-04
    days on market $89,900 Active 91 DOM
11. 2026-06-02
    days on market $89,900 Active 90 DOM
12. 2026-06-01
    days on market $89,900 Active 89 DOM
13. 2026-05-31
    days on market $89,900 Active 88 DOM
14. 2026-05-31
    days on market $89,900 Active 87 DOM
15. 2026-05-06
    price $89,900
16. 2026-04-01
    status Active
17. 2026-03-09
    status Pending
18. 2026-02-10
    listed $99,900 Active
19. 2025-09-18
    historical
20. 2025-09-17
    status Active
21. 2025-09-17
    historical
22. 2025-04-29
    price $114,900
23. 2025-03-01
    price $119,900
24. 2024-12-04
    price $125,000
25. 2024-11-10
    listed $130,000 Active
26. 2024-11-04
    soldstatus $85,000
27. 1979-05-01
    soldstatus $21,000

ⓘ 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: $2,145 · $179/mo
• Projected year-2 tax: $2,145 · $179/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,068
• − Mortgage interest: −$5,036
• − Property taxes: −$2,145
• − Insurance: −$450
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$2,615
• Taxable income: $732
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $1,897/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 — Graceville

• Score: 68/100
• State rank: #528
• US rank: #9865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Graceville, FL
• Population (ZIP): 8,048

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -37.19%
• Current HPI: 154.1728
• 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

+328.1% since first listed

13 events — show timeline

• 2026-05-06 Price Changed $89,900 CPARMLS
• 2026-04-01 Relisted — CPARMLS
• 2026-03-09 Pending — CPARMLS
• 2026-02-10 Listed $99,900 CPARMLS
• 2025-09-18 Listing Removed — CPARMLS
• 2025-09-17 Relisted — CPARMLS
• 2025-09-17 Listing Removed — CPARMLS
• 2025-04-29 Price Changed $114,900 CPARMLS
• 2025-03-01 Price Changed $119,900 CPARMLS
• 2024-12-04 Price Changed $125,000 CPARMLS
• 2024-11-10 Listed $130,000 CPARMLS
• 2024-11-04 Sold (Public Records) $85,000 Public Records
• 1979-05-01 Sold (Public Records) $21,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $2,145 · +282.3% YoY. Source: county tax records.