735 Sheffield Ave · Springfield, FL 32401

$100,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 72 Days on market

Built 1945 5,489 sqft lot $142/sqft · 12% below area Est $114k · 12% under

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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
• ARV discount +13.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert! This cozy Florida home needs a little TLC but otherwise is rental ready with a metal roof and 2019 HVAC system. Covered front and rear porches, a partially fenced yard, covered parking, and 2 storage sheds for convenience. 1 shed is newer and has power and AC. This property is centrally located near Rutherford High School, and in a quickly improving neighborhood, 2 brand new homes being built next door! This home will not qualify for most loans, and seller is not offering repairs. Firm price and likely cash only.

Key facts

• Metal roof
• Covered parking
• 2019 hvac system

Tags

• METAL ROOF
• 2019 HVAC SYSTEM
• COVERED FRONT AND REAR PORCHES
• PARTIALLY FENCED YARD
• COVERED PARKING
• STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.7% in Springfield — 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 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, employment D, crime 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: Rents flat; 261 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).
• This rent runs 32% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. Crime grade is F 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. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.14%
• DSCR: 1.81
• GRM: 6.0

CMA / ARV

• ARV (median comp): $114,051
• List price: $100,000
• Delta: -12.32%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
735 Sheffield Ave	0.00mi	2/1.0	704 (0%)	1mo	$92,500	$131	99
3733 E 9th St	0.41mi	2/1.0	645 (-8%)	4mo	$145,000	$225	64

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 · 0.45% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.26×
• Total profit: $7,283
• Equity at exit: $14,910

10-year hold

• IRR: 13.9%
• Equity multiple: 1.98×
• Total profit: $27,516
• Equity at exit: $8,646

Cash invested: $28,000 (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 32401

• Home prices YoY: -32.9%
• Rents YoY: 0.5%
• Active inventory: 261
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $423

Break-even live

Break-even rent $857

Max offer price $100,000

Occupancy floor 65%

Sensitivity live

Price	-10% $480	-5% $452	+0% $423	+5% $395	+10% $367
Rent	-10% $313	-5% $368	+0% $423	+5% $478	+10% $533
Rate	-1.0pp $474	-0.5pp $449	base $423	+0.5pp $397	+1.0pp $371

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3719 E 8th Ct Panama City, FL	1.0–4.0	1.0–1.5	950	$1,100	$1.16	22d	1	0.37mi

Listing history 9 events

1. 2026-03-04
   listed $100,000 Active 539-char remark

   Show marketing remark (539 chars)

   Investor Alert! This cozy Florida home needs a little TLC but otherwise is rental ready with a metal roof and 2019 HVAC system. Covered front and rear porches, a partially fenced yard, covered parking, and 2 storage sheds for convenience. 1 shed is newer and has power and AC. This property is centrally located near Rutherford High School, and in a quickly improving neighborhood, 2 brand new homes being built next door! This home will not qualify for most loans, and seller is not offering repairs. Firm price and likely cash only.

2. 2022-08-01
   soldstatus $75,000
3. 2022-07-29
   soldstatus $75,000 Closed 114-char remark

   Show marketing remark (114 chars)

   Cash Only Buyer sold As Is. Seller to make no repairs. Metal Roof. Newer shed is negotiable. Newer ac and handler.

4. 2022-07-19
   status Pending 114-char remark

   Show marketing remark (114 chars)

   Cash Only Buyer sold As Is. Seller to make no repairs. Metal Roof. Newer shed is negotiable. Newer ac and handler.

5. 2022-07-07
   price $99,000 114-char remark

   Show marketing remark (114 chars)

   Cash Only Buyer sold As Is. Seller to make no repairs. Metal Roof. Newer shed is negotiable. Newer ac and handler.

6. 2022-06-22
   listed $110,000 Active 114-char remark

   Show marketing remark (114 chars)

   Cash Only Buyer sold As Is. Seller to make no repairs. Metal Roof. Newer shed is negotiable. Newer ac and handler.

7. 2000-02-22
   soldstatus $33,900
8. 2000-02-18
   soldstatus $33,900
9. 1999-06-21
   listed $35,000

ⓘ 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: $1,336 · $111/mo
• Projected year-2 tax: $1,336 · $111/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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: $16,720
• − Mortgage interest: −$5,602
• − Property taxes: −$1,336
• − Insurance: −$500
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$2,909
• Taxable income: $3,698
• Est. tax owed @ 24.0%: −$888
• After-tax cash flow: $4,192/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: 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 — Springfield

• Score: 59/100
• State rank: #826
• US rank: #20265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, FL
• County: Bay County · 163,593 people
• Metro: Panama City, FL
• Population (ZIP): 18,947
• Household income: $52,523
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 935.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 23% Hispanic / Latino 11% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 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: ▼ -142.12%
• Current HPI: 290.3312
• Rent YoY: ▲ 0.45%
• Metro: Panama City, FL
• 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

+185.7% since first listed

9 events — show timeline

• 2026-03-04 Listed $100,000 CPARMLS
• 2022-08-01 Sold (Public Records) $75,000 Public Records
• 2022-07-29 Sold (MLS) $75,000 CPARMLS
• 2022-07-19 Pending — CPARMLS
• 2022-07-07 Price Changed $99,000 CPARMLS
• 2022-06-22 Listed $110,000 CPARMLS
• 2000-02-22 Sold (Public Records) $33,900 Public Records
• 2000-02-18 Sold (MLS) $33,900 CPARMLS
• 1999-06-21 Listed $35,000 CPARMLS

Property tax history

+4.4%/yr

Latest (2025): $1,336 · +6.0% YoY. Source: county tax records.