365 Jehu Rd · Wewahitchka, FL 32465

$127,500

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 17 Days on market

Built 1990 0.96 ac lot

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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 +21.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

WOW, THIS IS A CASH ONLY SALE. Please understand that when submitting an offer The possibilities for a great Fish Camp on the Dead Lakes almost 1 acre. The owner had started to rehab but has to return to the North. This property offers 2 large bedrooms, 2 Baths. There are a lot of positives but with some TLC this could be a great getaway, Fish Camp or project started home. The Lake is only 10/15 feet inside the wood line. and there are some older piles that a dock maybe reestablished on. Large front and back, there is also a large unfinished garage with a dirt floor. Like i said it needs TLC but the property has great possibilities. Quiet peaceful area. Come check it out. .

Key facts

• Quiet peaceful area
• Unfinished garage
• 0.96 acre lot

Tags

• UNFINISHED GARAGE
• QUIET PEACEFUL AREA

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: 2-car garage; Unpaved parking
• Utilities: Electricity available; Public sewer
• Home design: Double wide mobile home; Wood frame with vinyl siding; Metal roof
• Construction: Built with wood frame and vinyl siding; Metal roof
• Exterior features: Covered open porch; Partial fencing; Paved lot access; Lakefront on a lake

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Has view

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (25.6% below list).
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $95k (25.6% below list) — sets the bar for cash-flow.
• Cap rate 8.2% vs local median 3.4% in Wewahitchka — 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 71/100 on livability (#386 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Gulf (rural): math 47% / reading 45% proficiency, ranked #49 of 73 in FL (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wewahitchka Elementary School (math 47% / reading 37%, grade F, #1,403 of 2,144 statewide, top 67%, 504 students, 55% FRL); Wewahitchka High School (math 42% / reading 47%, grade F, #237 of 667 statewide, top 36%, 363 students, 53% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 166 active listings in the ZIP; 302 units permitted in Gulf County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($882 loan paydown + $13k appreciation (10.0% local appreciation)).
• Gulf County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $62k; list at $128k implies a 104% gain — meaningful room to come down on a strong offer.

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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,893 (25.6% 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. 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 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: 1.07% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $55,371
• Equity at exit: $114,862

10-year hold

• IRR: 17.6%
• Equity multiple: 5.90×
• Total profit: $174,906
• Equity at exit: $247,704

Cash invested: $35,700 (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 32465

• Home prices YoY: 25.5%
• Active inventory: 166
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$669
• Tax est. 1.5%: −$159 /mo · $1,912/yr
• Insurance: −$53
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-225

Break-even live

Break-even rent $1,655

Max offer price $94,893

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-181	+0% $-225	+5% $-269	+10% $-313
Rent	-10% $-334	-5% $-279	+0% $-225	+5% $-171	+10% $-117
Rate	-1.0pp $-161	-0.5pp $-193	base $-225	+0.5pp $-258	+1.0pp $-292

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $127,500 Active 17 DOM
2. 2026-06-19
   days on market $127,500 Active 15 DOM
3. 2026-06-18
   days on market $127,500 Active 14 DOM
4. 2026-06-17
   remarks 686-char remark
5. 2026-06-17
   status $127,500 Active 13 DOM
6. 2026-06-07
   statusdays on market $127,500 Pending 13 DOM
7. 2026-06-05
   days on market $127,500 Active 11 DOM
8. 2026-06-02
   days on market $127,500 Active 9 DOM
9. 2026-06-01
   days on market $127,500 Active 8 DOM
10. 2026-05-31
    days on market $127,500 Active 7 DOM
11. 2026-05-30
    days on market $127,500 Active 6 DOM
12. 2026-05-23
    listed $127,500 Active
13. 2026-05-05
    price $107,900
14. 2026-04-29
    price $129,900
15. 2026-03-16
    listed $157,000 Active
16. 2025-12-17
    price $189,900
17. 2023-11-17
    soldstatus $62,500 Closed
18. 2023-11-17
    soldstatus $62,500 Closed
19. 2023-10-26
    historical Active Under Contract
20. 2023-10-26
    status Pending
21. 2023-10-13
    status Active
22. 2023-10-12
    listed $75,000 Active
23. 2023-09-30
    historical
24. 2023-09-06
    status Active
25. 2023-08-31
    historical
26. 2023-08-03
    price $75,000
27. 2023-08-03
    listed $75,000 Active
28. 2023-06-15
    price $80,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 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: $16,440
• − Mortgage interest: −$7,142
• − Property taxes: −$1,912
• − Insurance: −$5,756
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,709
• Taxable loss: −$4,710
• Est. tax savings @ 24.0%: +$1,130
• After-tax cash flow: $-1,574/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: Gulf
• NCES district ID: 1200690
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $41,047
• Composite: 38.63/100
• National rank: #4154
• State rank: #49 of 73 in FL

Livability — Wewahitchka

• Score: 71/100
• State rank: #386
• US rank: #6847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wewahitchka, FL
• Population (ZIP): 7,940

Population outlook (Gulf County) Hauer SSP2

• Today (2025): 15,677 people
• By 2030: 15,538 · -0.9%
• By 2040: 15,386 · -1.9%
• By 2050: 15,043 · -4.0%
• By 2075: 13,793 · -12.0%
• By 2100: 10,793 · -31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 21% Hispanic / Latino 6% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 2% Hispanic 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Gulf

• 2024 margin: Solid R (+54.2) · D 22.6% · R 76.8%
• 2008→2024 swing: -14.9pp toward R · 2008: -39.3pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+50.6 2016: R+49.5 2012: R+42.0 2008: R+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.74%
• Current HPI: 421.7879
• 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

+59.4% since first listed

17 events — show timeline

• 2026-05-23 Listed $127,500 CPARMLS
• 2026-05-05 Price Changed $107,900 RAFGC
• 2026-04-29 Price Changed $129,900 RAFGC
• 2026-03-16 Listed $157,000 ECAR
• 2025-12-17 Price Changed $189,900 RAFGC
• 2023-11-17 Sold (MLS) $62,500 RAFGC
• 2023-11-17 Sold (MLS) $62,500 CPARMLS
• 2023-10-26 Contingent — RAFGC
• 2023-10-26 Pending — CPARMLS
• 2023-10-13 Relisted — CPARMLS
• 2023-10-12 Listed $75,000 RAFGC
• 2023-09-30 Listing Removed — CPARMLS
• 2023-09-06 Relisted — CPARMLS
• 2023-08-31 Listing Removed — CPARMLS
• 2023-08-03 Price Changed $75,000 RAFGC
• 2023-08-03 Listed $75,000 CPARMLS
• 2023-06-15 Price Changed $80,000 RAFGC

Property tax history

-1.0%/yr

Latest (2025): $217 · -77.1% YoY. Source: county tax records.