2692 Foley Cutoff Rd · Perry, FL 32348

$109,000

3 bd · 2.0 ba · 1,258 sqft · Manufactured · 56 Days on market

Built 1989 Fair condition 0.57 ac lot $87/sqft · 25% below area Est $145k · 25% under ↓ 5% since listing

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a little space without being too far from town? This 3 bedroom, 2 bath mobile home sits on just over a half acre on Foley Cutoff Road in Perry, Florida and offers that laid back North Florida lifestyle so many people are after. Inside you’ll find a comfortable layout with three bedrooms and two full baths, while outside gives you room to spread out. There’s space for a garden, a few chickens, or just enjoying your own piece of land. The screened porch is the kind of spot you’ll use every day. Morning coffee, evening wind down, and everything in between with that fresh air and no bugs. Location wise, you’re in a sweet spot. Just minutes into downtown Perry

Key facts

• Half acre
• Screened porch
• 0.57 acre lot

Tags

• HALF ACRE
• SCREENED PORCH
• MINUTES INTO DOWNTOWN PERRY
• 25 MINUTES TO KEATON BEACH

Property features AI

Finance

• Other: Lot approximately 0.57 acre
• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Utilities: Septic tank; Publicly maintained road access
• Home design: Double-wide mobile home
• Exterior features: Covered porch/patio

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Bedroom 2 (8x8); Bedroom 3 (8x8)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split-bedroom floor plan; Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.6% in Perry — 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 70/100 on livability (#420 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Taylor (rural): math 44% / reading 42% proficiency, ranked #59 of 73 in FL (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 149 active listings in the ZIP; 48 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Taylor County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $145,000
• List price: $109,000
• Delta: -24.83%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-7,453
• Equity at exit: $16,252

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $6,705
• Equity at exit: $9,424

Cash invested: $30,520 (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 32348

• Home prices YoY: -15.3%
• Active inventory: 149
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $160

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 81%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $109,000 Active 56 DOM
2. 2026-06-17
   days on market $109,000 Active 55 DOM
3. 2026-06-16
   days on market $109,000 Active 54 DOM
4. 2026-06-15
   days on market $109,000 Active 53 DOM
5. 2026-06-13
   days on market $109,000 Active 51 DOM
6. 2026-06-13
   days on market $109,000 Active 50 DOM
7. 2026-06-09
   days on market $109,000 Active 47 DOM
8. 2026-06-08
   days on market $109,000 Active 46 DOM
9. 2026-06-07
   days on market $109,000 Active 45 DOM
10. 2026-06-05
    days on market $109,000 Active 42 DOM
11. 2026-06-03
    days on market $109,000 Active 41 DOM
12. 2026-06-02
    days on market $109,000 Active 40 DOM
13. 2026-06-01
    days on market $109,000 Active 39 DOM
14. 2026-05-31
    days on market $109,000 Active 38 DOM
15. 2026-04-24
    listed $115,000 Active 943-char remark

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

Taxation est. · year 1

• Rental income: $13,873
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$3,171
• Taxable income: $197
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $1,873/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 · 14 photos

Fair 45/100 Moderate rehab

The property is in fair condition with significant exterior and roof issues that need to be addressed. Improvements in landscaping, exterior maintenance, and roof repair will significantly increase its value for both resale and rental.

Repairs flagged

• Major Overgrown vegetation — The overgrown vegetation is a major issue that needs to be addressed to improve the curb appeal and maintain the property.
• Major Exterior siding and paint — The exterior siding and paint are in poor condition, with peeling paint and visible wear, which needs to be addressed to improve the property's appearance.
• Major Roof — The roof appears to be in poor condition, with visible signs of wear and tear, which needs to be addressed to prevent further damage and ensure the property's structural integrity.

Value-add opportunities

• Both Landscaping and exterior maintenance — Improving the landscaping and exterior maintenance will enhance the property's curb appeal and increase its value for both resale and rental.
• Both Painting — Painting the exterior siding and roof will improve the property's appearance and increase its value for both resale and rental.
• Both Roof repair — Repairing the roof will prevent further damage and ensure the property's structural integrity, which will increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Overgrown vegetation · The overgrown vegetation is a major issue that needs to be addressed to improve the curb appeal and maintain the property.	Major	$15,000–50,000
Exterior siding and paint · The exterior siding and paint are in poor condition, with peeling paint and visible wear, which needs to be addressed to improve the property's appearance.	Major	$15,000–50,000
Roof · The roof appears to be in poor condition, with visible signs of wear and tear, which needs to be addressed to prevent further damage and ensure the property's structural integrity.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and exterior maintenance — Improving the landscaping and exterior maintenance will enhance the property's curb appeal and increase its value for both resale and rental. ↑
• Both Painting — Painting the exterior siding and roof will improve the property's appearance and increase its value for both resale and rental. ↑
• Both Roof repair — Repairing the roof will prevent further damage and ensure the property's structural integrity, which will increase its value for both resale and rental. ↑

ⓘ 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: Taylor
• NCES district ID: 1201860
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $36,539
• Composite: 35.71/100
• National rank: #4862
• State rank: #59 of 73 in FL

Livability — Perry

• Score: 70/100
• State rank: #420
• US rank: #7497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,498

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 21,562 people
• By 2030: 20,985 · -2.7%
• By 2040: 19,823 · -8.1%
• By 2050: 18,628 · -13.6%
• By 2075: 15,609 · -27.6%
• By 2100: 11,338 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 30% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+59.6) · D 19.9% · R 79.6%
• 2008→2024 swing: -20.6pp toward R · 2008: -39.0pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+53.8 2016: R+51.5 2012: R+38.3 2008: R+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.85%
• Current HPI: 159.8178
• 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

-5.2% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $109,000 CATRS
• 2026-04-24 Listed $115,000 CATRS