4297 Oak St · Marianna, FL 32448

$115,000

2 bd · 1.0 ba · 824 sqft · SingleFamily public records · 135 Days on market

Built 1970 Est $120k · at est.

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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 +19.9/30.0
• ARV discount +9.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey property ready to move in tenants lease until July

Key facts

• Built 1970
• Listed 135 days

Property features AI

Finance

• HOA & community: Subdivision: BROOLYN

Exterior

• Parking: Attached carport
• Utilities: Electric service
• Home design: Single-story home; Other architectural style; Zoned for single family residential; Built in 1970
• Construction: Building area recorded as 928 (source: appraiser)
• Exterior features: Waterfront property (unspecified waterfront type)

Interior

• Bedrooms: 2 bedrooms on the first floor (approx. 12' x 12' and 10' x 10')
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling; Multiple heat sources (two or more)
• Interior features: 4 total rooms; Dining area; Utility room
• Laundry & utility: Utility room (first floor, approx. 8' x 8')

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (7.9% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.3% in Marianna — 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 66/100 on livability (#592 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• 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: Cottondale Elementary School (math 62% / reading 67%, grade B, #525 of 2,144 statewide, top 26%, 459 students, 61% FRL); Cottondale High School (math 50% / reading 66%, grade C, #120 of 667 statewide, top 18%, 402 students, 56% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 163 active listings in the ZIP; 153 units permitted in Jackson County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 135 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $115k implies a 1050% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $120,304
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2850 Stuart Ave	0.21mi	2/1.0	816 (-1%)	23mo	$60,000	$74	70
2823 Wynn St	0.28mi	2/1.0	886 (+8%)	9mo	$130,000	$147	67
2760 Wynn St	0.40mi	2/1.0	875 (+6%)	5mo	$88,000	$101	67
2925 Orange St	0.60mi	3/1.0 (+1)	858 (+4%)	2mo	$125,000	$146	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-9,830
• Equity at exit: $17,147

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $2,657
• Equity at exit: $9,943

Cash invested: $32,200 (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 32448

• Home prices YoY: -29.9%
• Active inventory: 163
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $139

Break-even live

Break-even rent $883

Max offer price $115,000

Occupancy floor 82%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 135 DOM
2. 2026-06-17
   days on market $115,000 Active 134 DOM
3. 2026-06-16
   days on market $115,000 Active 133 DOM
4. 2026-06-15
   days on market $115,000 Active 132 DOM
5. 2026-06-13
   days on market $115,000 Active 130 DOM
6. 2026-06-12
   days on market $115,000 Active 129 DOM
7. 2026-06-09
   days on market $115,000 Active 126 DOM
8. 2026-06-08
   days on market $115,000 Active 125 DOM
9. 2026-06-07
   days on market $115,000 Active 124 DOM
10. 2026-06-04
    days on market $115,000 Active 120 DOM
11. 2026-06-02
    days on market $115,000 Active 119 DOM
12. 2026-06-01
    days on market $115,000 Active 118 DOM
13. 2026-05-31
    days on market $115,000 Active 117 DOM
14. 2026-05-31
    days on market $115,000 Active 116 DOM
15. 2026-02-01
    listed $115,000 Active
16. 1997-04-11
    soldstatus $10,000

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$395/yr (+$33/mo · 70.6%)

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,707
• − Mortgage interest: −$6,442
• − Property taxes: −$560
• − Insurance: −$575
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$3,345
• Taxable loss: −$248
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $1,727/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 — Marianna

• Score: 66/100
• State rank: #592
• US rank: #11318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marianna, FL
• Population (ZIP): 8,041

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 52% Black 41% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -59.86%
• Current HPI: 140.1373
• 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

+1050.0% since first listed

2 events — show timeline

• 2026-02-01 Listed $115,000 ECAR
• 1997-04-11 Sold (Public Records) $10,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $560 · +16.9% YoY. Source: county tax records.