2006 Posey Acres Rd · Wausau, FL 32428

$77,750

3 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 294 Days on market

Built 2001 1.54 ac lot $38/sqft · 65% below area

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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
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Acreage with Pond & Pole Barn Discover the possibilities on this 1.54-acre property featuring a large pond, pole barn, and plenty of open space. The land is partially fenced and includes an older dock by the pond, offering both character and potential for restoration or customization. A 2001 mobile home (4 bedrooms, 2 baths, over 2,000 sq. ft. ) is located on the property. The home has experienced fire damage and is not currently in livable condition, but utilities are in place, making this an excellent opportunity for a new build, replacement home, or renovation project. With a spacious pole barn for storage or workshop needs, water features, and a private country setting, this property is ideal for someone looking to create their dream homestead, hobby farm, or rural retreat. Bring your vision and see what this property can become! Less than 45 minutes to the World's Most Beautiful Beaches, less than 15 minutes to Interstate 10 this beautiful, peaceful lot is country living with the convience of nearby town life.

Key facts

• Older dock
• Open space
• Pole barn

Tags

• ACREAGE WITH POND
• POLE BARN
• OPEN SPACE
• PARTIALLY FENCED
• OLDER DOCK
• PRIVATE COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 3.1% in Wausau — 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 57/100 on livability (#856 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Washington (rural): math 49% / reading 50% proficiency, ranked #45 of 73 in FL (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 783 active listings in the ZIP; 217 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $538 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $78k implies a 212% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,420 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 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 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?
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: 1.65% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.72%
• DSCR: 2.28
• GRM: 5.0

CMA / ARV

• ARV (median comp): $220,000
• List price: $77,750
• Delta: -64.66%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3309 Lykins Rd	0.23mi	4/2.0 (+1)	2,128 (+4%)	1mo	$220,000	$103	77

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: 23.0%
• Equity multiple: 1.95×
• Total profit: $20,580
• Equity at exit: $11,593

10-year hold

• IRR: 31.0%
• Equity multiple: 3.78×
• Total profit: $60,623
• Equity at exit: $6,722

Cash invested: $21,770 (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 32428

• Home prices YoY: -9.2%
• Active inventory: 783
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$408
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $521

Break-even live

Break-even rent $625

Max offer price $77,750

Occupancy floor 54%

Sensitivity live

Price	-10% $565	-5% $543	+0% $521	+5% $499	+10% $477
Rent	-10% $420	-5% $470	+0% $521	+5% $572	+10% $623
Rate	-1.0pp $560	-0.5pp $541	base $521	+0.5pp $501	+1.0pp $480

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: $19,438
• Closing costs: $2,332
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $77,750 Active 294 DOM
2. 2026-06-18
   days on market $77,750 Active 292 DOM
3. 2026-06-17
   days on market $77,750 Active 291 DOM
4. 2026-06-16
   days on market $77,750 Active 290 DOM
5. 2026-06-15
   days on market $77,750 Active 289 DOM
6. 2026-06-13
   days on market $77,750 Active 287 DOM
7. 2026-06-12
   days on market $77,750 Active 286 DOM
8. 2026-06-09
   days on market $77,750 Active 283 DOM
9. 2026-06-08
   days on market $77,750 Active 282 DOM
10. 2026-06-07
    days on market $77,750 Active 281 DOM
11. 2026-06-07
    days on market $77,750 Active 280 DOM
12. 2026-06-04
    days on market $77,750 Active 277 DOM
13. 2026-06-02
    days on market $77,750 Active 276 DOM
14. 2026-06-01
    days on market $77,750 Active 275 DOM
15. 2026-05-31
    days on market $77,750 Active 274 DOM
16. 2026-05-31
    days on market $77,750 Active 273 DOM
17. 2026-04-15
    price $77,750 1051-char remark

    Show marketing remark (1051 chars)

    Spacious Acreage with Pond & Pole Barn Discover the possibilities on this 1.54-acre property featuring a large pond, pole barn, and plenty of open space. The land is partially fenced and includes an older dock by the pond, offering both character and potential for restoration or customization. A 2001 mobile home (4 bedrooms, 2 baths, over 2,000 sq. ft. ) is located on the property. The home has experienced fire damage and is not currently in livable condition, but utilities are in place, making this an excellent opportunity for a new build, replacement home, or renovation project. With a spacious pole barn for storage or workshop needs, water features, and a private country setting, this property is ideal for someone looking to create their dream homestead, hobby farm, or rural retreat. Bring your vision and see what this property can become! Less than 45 minutes to the World's Most Beautiful Beaches, less than 15 minutes to Interstate 10 this beautiful, peaceful lot is country living with the convience of nearby town life.

18. 2026-01-01
    price $79,800 1051-char remark

    Show marketing remark (1051 chars)

    Spacious Acreage with Pond & Pole Barn Discover the possibilities on this 1.54-acre property featuring a large pond, pole barn, and plenty of open space. The land is partially fenced and includes an older dock by the pond, offering both character and potential for restoration or customization. A 2001 mobile home (4 bedrooms, 2 baths, over 2,000 sq. ft. ) is located on the property. The home has experienced fire damage and is not currently in livable condition, but utilities are in place, making this an excellent opportunity for a new build, replacement home, or renovation project. With a spacious pole barn for storage or workshop needs, water features, and a private country setting, this property is ideal for someone looking to create their dream homestead, hobby farm, or rural retreat. Bring your vision and see what this property can become! Less than 45 minutes to the World's Most Beautiful Beaches, less than 15 minutes to Interstate 10 this beautiful, peaceful lot is country living with the convience of nearby town life.

19. 2025-08-30
    listed $88,800 Active 1051-char remark

    Show marketing remark (1051 chars)

    Spacious Acreage with Pond & Pole Barn Discover the possibilities on this 1.54-acre property featuring a large pond, pole barn, and plenty of open space. The land is partially fenced and includes an older dock by the pond, offering both character and potential for restoration or customization. A 2001 mobile home (4 bedrooms, 2 baths, over 2,000 sq. ft. ) is located on the property. The home has experienced fire damage and is not currently in livable condition, but utilities are in place, making this an excellent opportunity for a new build, replacement home, or renovation project. With a spacious pole barn for storage or workshop needs, water features, and a private country setting, this property is ideal for someone looking to create their dream homestead, hobby farm, or rural retreat. Bring your vision and see what this property can become! Less than 45 minutes to the World's Most Beautiful Beaches, less than 15 minutes to Interstate 10 this beautiful, peaceful lot is country living with the convience of nearby town life.

20. 2013-12-16
    soldstatus $24,900 302-char remark

    Show marketing remark (302 chars)

    Here is an opportunity to own a large home, for a low price. This is a great deal on a 4 BR 2 bath home, located on a pond. The kitchen is huge, and there is a den as well as a separate living room. Property to be sold as is/where is. Seller makes no representation as to the condition of the property.

21. 2013-11-27
    listed $24,900 302-char remark

    Show marketing remark (302 chars)

    Here is an opportunity to own a large home, for a low price. This is a great deal on a 4 BR 2 bath home, located on a pond. The kitchen is huge, and there is a den as well as a separate living room. Property to be sold as is/where is. Seller makes no representation as to the condition of the property.

ⓘ 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: $641 · $53/mo
• Projected year-2 tax: $645 · $54/mo
• Expected delta: +$5/yr ($0/mo · 0.7%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,411
• − Mortgage interest: −$4,355
• − Property taxes: −$641
• − Insurance: −$389
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$2,262
• Taxable income: $5,299
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $4,981/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: Washington
• NCES district ID: 1202010
• Math proficiency: 49% ▼ -7.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $36,948
• Composite: 41.12/100
• National rank: #3561
• State rank: #45 of 73 in FL

Livability — Wausau

• Score: 57/100
• State rank: #856
• US rank: #21961

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 196
• Population (ZIP): 18,015

Population outlook (Washington County) Hauer SSP2

• Today (2025): 24,087 people
• By 2030: 23,600 · -2.0%
• By 2040: 22,643 · -6.0%
• By 2050: 21,524 · -10.6%
• By 2075: 18,432 · -23.5%
• By 2100: 13,298 · -44.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 13% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+65.4) · D 17.0% · R 82.4%
• 2008→2024 swing: -17.7pp toward R · 2008: -47.8pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+61.1 2016: R+57.1 2012: R+47.4 2008: R+47.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.96%
• Current HPI: 247.8492
• 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

+212.2% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $77,750 CPARMLS
• 2026-01-01 Price Changed $79,800 CPARMLS
• 2025-08-30 Listed $88,800 CPARMLS
• 2013-12-16 Sold (MLS) $24,900 CPARMLS
• 2013-11-27 Listed $24,900 CPARMLS

Property tax history

+26.3%/yr

Latest (2025): $641 · +24.4% YoY. Source: county tax records.