4296 Century Rd · Greenwood, FL 32443

$210,000

4 bd · 2.0 ba · 2,560 sqft · Manufactured public records · 167 Days on market

Built 2016 1.00 ac lot ↓ 19% since listing

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Why this score? — see what drove the D 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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks

Welcome to 4296 Century Rd in the highly sought after area of Greenwood, FL! This beautiful 2,560 sq ft, 4-bedroom 2-bath home is situated on a one-acre parcel of land giving you the perfect amount of space to feel right at home. This highly coveted open floorplan boasts two spacious living areas combined with a kitchen and dining room providing you with a more comfortable lifestyle and ample space to relax and unwind. The master suite boasts an enormous 10x14 retreat and private bathroom with a separate shower and an oversized tub. The property features a well-maintained outdoor area, ideal for barbecues and family events. Upgrades include a 2022 roof and 2021 HVAC. Do not miss this opport

Key facts

• Master suite
• Open floorplan
• Separate shower

Tags

• OPEN FLOORPLAN
• TWO SPACIOUS LIVING AREAS
• KITCHEN AND DINING ROOM
• MASTER SUITE
• PRIVATE BATHROOM
• SEPARATE SHOWER

Property features AI

Exterior

• Utilities: Electricity available
• Home design: Double-wide mobile home; Single-story (first-floor living)
• Construction: Vinyl siding; Composition/shingle roof
• Exterior features: Open porch; Privacy fencing; Paved lot

Interior

• Kitchen: Electric oven
• Bedrooms: Multiple bedrooms on the first floor (including primary bedroom)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open porch
• Laundry & utility: First-floor laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (30.6% below list).
• Recommended offer: $146k (30.6% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Grand Ridge School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 326 students, 50% FRL).
• 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 $199 of equity ($1k loan paydown + $-1k 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.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $145,747 (30.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 12.0

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: -6.8%
• Equity multiple: 0.69×
• Total profit: $-17,974
• Equity at exit: $54,784

10-year hold

• IRR: -0.4%
• Equity multiple: 0.96×
• Total profit: $-2,534
• Equity at exit: $61,094

Cash invested: $58,800 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-93

Break-even live

Break-even rent $1,575

Max offer price $193,625

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-33	+0% $-93	+5% $-152	+10% $-212
Rent	-10% $-208	-5% $-150	+0% $-93	+5% $-35	+10% $22
Rate	-1.0pp $13	-0.5pp $-39	base $-93	+0.5pp $-147	+1.0pp $-202

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $210,000 Active 167 DOM
2. 2026-06-21
   days on market $210,000 Active 166 DOM
3. 2026-06-18
   days on market $210,000 Active 164 DOM
4. 2026-06-17
   days on market $210,000 Active 163 DOM
5. 2026-06-16
   days on market $210,000 Active 162 DOM
6. 2026-06-15
   days on market $210,000 Active 161 DOM
7. 2026-06-13
   days on market $210,000 Active 159 DOM
8. 2026-06-12
   days on market $210,000 Active 158 DOM
9. 2026-06-09
   days on market $210,000 Active 155 DOM
10. 2026-06-08
    days on market $210,000 Active 154 DOM
11. 2026-06-07
    days on market $210,000 Active 153 DOM
12. 2026-06-04
    days on market $210,000 Active 149 DOM
13. 2026-06-02
    days on market $210,000 Active 148 DOM
14. 2026-06-01
    days on market $210,000 Active 147 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $210,000 Active 146 DOM

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$1,079/yr (+$90/mo · 162.5%)

ⓘ 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 ≥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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,490
• − Mortgage interest: −$11,763
• − Property taxes: −$664
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$6,109
• Taxable loss: −$4,895
• Est. tax savings @ 24.0%: +$1,175
• After-tax cash flow: $62/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

• 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

-18.6% since first listed

11 events — show timeline

• 2026-05-31 Relisted — CPARMLS
• 2026-05-01 Listing Removed — CPARMLS
• 2026-02-25 Price Changed $210,000 CPARMLS
• 2026-01-13 Price Changed $218,000 CPARMLS
• 2025-12-06 Listed $228,000 CPARMLS
• 2025-11-05 Listing Removed — CPARMLS
• 2025-10-15 Price Changed $228,000 CPARMLS
• 2025-05-01 Listed $235,000 CPARMLS
• 2024-07-12 Listing Removed — CPARMLS
• 2024-05-16 Price Changed $248,000 CPARMLS
• 2024-04-09 Listed $258,000 CPARMLS

Property tax history

+17.9%/yr

Latest (2025): $664 · +4.1% YoY. Source: county tax records.