14113 Helms St · Ebro, FL 32462

$168,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured · 5 Days on market

Built 1999 Good condition 2.41 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 +15.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

Enjoy the freedom of country living with this well-maintained 3-bedroom, 2-bath manufactured home situated on 2.41 cleared acres in Bay County. Otter Creek access is only 2 blocks away! Built in 1999 and offering 1,188 square feet of comfortable living space, this property provides plenty of room to spread out while still being conveniently located to nearby amenities. Major updates have already been completed, including a durable metal roof installed in 2018, a full HVAC replacement in 2020, and a new water heater in 2026. The home is serviced by a private well and septic system, offering added independence and lower utility costs. The fully usable acreage provides endless possibilities fo

Key facts

• Cleared acres
• Metal roof
• Private well

Tags

• CLEARED ACRES
• METAL ROOF
• FULL HVAC REPLACEMENT
• NEW WATER HEATER
• PRIVATE WELL
• SEPTIC SYSTEM

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: 2 covered parking spaces
• Utilities: Electricity available
• Home design: Double wide mobile home; Zoned: County
• Construction: Vinyl siding
• Exterior features: Deck; Partial fencing; Dirt road access

Interior

• Kitchen: Electric range
• Bedrooms: Two bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: 6 total rooms; Primary bathroom
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-358 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (7.4% below list).
• Recommended offer: $116k (30.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 60/100 on livability (#806 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, schools F, amenities F.
• Bay (suburban): math 51% / reading 51% proficiency, ranked #29 of 73 in FL (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 47 active listings in the ZIP; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.2% local appreciation)).
• Bay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,185 (30.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.81×
• Total profit: $-8,935
• Equity at exit: $68,463

10-year hold

• IRR: 1.4%
• Equity multiple: 1.19×
• Total profit: $9,110
• Equity at exit: $100,305

Cash invested: $47,040 (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 32462

• Home prices YoY: 1.0%
• Active inventory: 47
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,520/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-358

Break-even live

Break-even rent $2,010

Max offer price $116,185

Occupancy floor —

Sensitivity live

Price	-10% $-242	-5% $-300	+0% $-358	+5% $-416	+10% $-474
Rent	-10% $-481	-5% $-420	+0% $-358	+5% $-297	+10% $-235
Rate	-1.0pp $-273	-0.5pp $-315	base $-358	+0.5pp $-402	+1.0pp $-446

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $168,000 Active 5 DOM
2. 2026-06-19
   days on market $168,000 Active 3 DOM
3. 2026-06-18
   days on market $168,000 Active 2 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $168,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $18,675
• − Mortgage interest: −$9,411
• − Property taxes: −$2,520
• − Insurance: −$5,958
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$4,887
• Taxable loss: −$7,089
• Est. tax savings @ 24.0%: +$1,701
• After-tax cash flow: $-2,596/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath manufactured home offers a good condition with recent updates and a good curb appeal. It is ready for a fresh paint job and landscaping to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping and adding plants — A well-maintained yard can improve curb appeal and attract potential buyers.
• Resale Upgrading kitchen appliances — Modern appliances can attract more buyers and renters.
• Resale Upgrading bathroom fixtures — Upgraded fixtures can make the bathroom more appealing to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping and adding plants — A well-maintained yard can improve curb appeal and attract potential buyers. ↑
• Resale Upgrading kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Resale Upgrading bathroom fixtures — Upgraded fixtures can make the bathroom more appealing to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bay
• NCES district ID: 1200090
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $47,740
• Composite: 43.41/100
• National rank: #3014
• State rank: #29 of 73 in FL

Livability — Ebro

• Score: 60/100
• State rank: #806
• US rank: #18889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,452

Population outlook (Bay County) Hauer SSP2

• Today (2025): 206,264 people
• By 2030: 217,740 · +5.6%
• By 2040: 238,738 · +15.7%
• By 2050: 255,545 · +23.9%
• By 2075: 288,295 · +39.8%
• By 2100: 288,638 · +39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Two or more races 8% Native American 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Greek 2% Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Bay

• 2024 margin: Solid R (+47.4) · D 25.8% · R 73.1% · Other 1.1%
• 2008→2024 swing: -6.6pp toward R · 2008: -40.7pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.5 2016: R+46.3 2012: R+43.6 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.24%
• Current HPI: 221.7113
• 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

1 event — show timeline

• 2026-06-17 Listed $168,000 CPARMLS