4391 Florence Dr · Marianna, FL 32446

$82,000

2 bd · 2.0 ba · 1,087 sqft · SingleFamily public records · 133 Days on market

Built 1935 8,712 sqft lot Est $152k · 46% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.1/10.0
• 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 MLS

Discover this inviting 2 bedroom, 2 bath Craftsman-style cottage nestled in the heart of downtown Marianna. With timeless architectural details and a warm, welcoming feel, this home offers the perfect blend of character and convenience. Located right next to a city park, you'll enjoy peaceful green space just steps from your door. The neighborhood is highly walkable—stroll to shops, dining, and community events with ease. Whether you're seeking a cozy full-time residence, a weekend retreat, or an investment property, this downtown cottage checks all the boxes.

Key facts

• Extra storage shed
• Corner lot
• Fireplace

Tags

• DOWNTOWN MARIANNA COTTAGE
• TONGUE-AND-GROOVE PANELING
• FIREPLACE
• CORNER LOT
• MATURE TREES
• EXTRA STORAGE SHED

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Public sewer
• Home design: Mobile home dimensions measured in feet
• Exterior features: Lot dimensions approximately 59 x 133 x 90 x 99

Interior

• Bedrooms: Two bedrooms (10 x 13.5 and 10 x 11)
• Bathrooms: 2 full bathrooms
• Interior features: Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($991 rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.4% 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: schools D, amenities F, commute 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.
• Market conditions: 128 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 $567 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1935 — 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: 1.21% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.68%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $152,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4369 Milner St	0.13mi	2/2.0	1,213 (+12%)	10mo	$169,999	$140	66
4376 Wilton St	0.20mi	2/1.5	1,190 (+10%)	9mo	$170,000	$143	66
4327 Kelson Ave	0.46mi	3/1.5 (+1)	1,057 (-3%)	4mo	$125,000	$118	64
4315 Wilton St	0.38mi	2/1.0	1,066 (-2%)	16mo	$125,000	$117	62
2994 Jefferson St	0.40mi	3/2.0 (+1)	1,200 (+10%)	2mo	$195,000	$163	57
4383 Clinton St	0.16mi	2/1.0	1,229 (+13%)	12mo	$181,500	$148	56
4478 Fairfax Rd	0.68mi	3/1.0 (+1)	1,097 (+1%)	11mo	$152,000	$139	49
3003 Noland St	0.64mi	3/2.0 (+1)	1,179 (+8%)	8mo	$182,000	$154	44
4276 2nd Ave	0.71mi	2/1.0	1,015 (-7%)	10mo	$140,000	$138	44
2851 Chipola St	0.54mi	3/1.0 (+1)	1,215 (+12%)	6mo	$75,000	$62	41
4362 Dial St	0.74mi	2/1.0	1,174 (+8%)	20mo	$103,000	$88	32
4481 Butler Ave	0.63mi	3/2.0 (+1)	1,247 (+15%)	14mo	$190,000	$152	30

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,160
• Equity at exit: $12,226

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $21,767
• Equity at exit: $7,090

Cash invested: $22,960 (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 32446

• Home prices YoY: -30.8%
• Active inventory: 128
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $991 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $243

Break-even live

Break-even rent $684

Max offer price $82,000

Occupancy floor 71%

Sensitivity live

Price	-10% $289	-5% $266	+0% $243	+5% $219	+10% $196
Rent	-10% $164	-5% $203	+0% $243	+5% $282	+10% $321
Rate	-1.0pp $284	-0.5pp $263	base $243	+0.5pp $221	+1.0pp $200

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $82,000 Active 133 DOM
2. 2026-06-18
   days on market $82,000 Active 131 DOM
3. 2026-06-17
   days on market $82,000 Active 130 DOM
4. 2026-06-16
   days on market $82,000 Active 129 DOM
5. 2026-06-15
   days on market $82,000 Active 128 DOM
6. 2026-06-13
   days on market $82,000 Active 126 DOM
7. 2026-06-12
   days on market $82,000 Active 125 DOM
8. 2026-06-09
   days on market $82,000 Active 122 DOM
9. 2026-06-08
   days on market $82,000 Active 121 DOM
10. 2026-06-07
    days on market $82,000 Active 120 DOM
11. 2026-06-04
    days on market $82,000 Active 116 DOM
12. 2026-06-02
    days on market $82,000 Active 115 DOM
13. 2026-06-01
    days on market $82,000 Active 114 DOM
14. 2026-05-31
    days on market $82,000 Active 113 DOM
15. 2026-05-31
    days on market $82,000 Active 112 DOM
16. 2026-03-31
    price $82,000
17. 2026-01-29
    listed $86,900 Active
18. 2025-11-14
    soldstatus $75,000 Closed 572-char remark

    Show marketing remark (572 chars)

    Discover this inviting 2 bedroom, 2 bath Craftsman-style cottage nestled in the heart of downtown Marianna. With timeless architectural details and a warm, welcoming feel, this home offers the perfect blend of character and convenience. Located right next to a city park, you'll enjoy peaceful green space just steps from your door. The neighborhood is highly walkable—stroll to shops, dining, and community events with ease. Whether you're seeking a cozy full-time residence, a weekend retreat, or an investment property, this downtown cottage checks all the boxes.

19. 2025-10-20
    status Pending 572-char remark

    Show marketing remark (572 chars)

    Discover this inviting 2 bedroom, 2 bath Craftsman-style cottage nestled in the heart of downtown Marianna. With timeless architectural details and a warm, welcoming feel, this home offers the perfect blend of character and convenience. Located right next to a city park, you'll enjoy peaceful green space just steps from your door. The neighborhood is highly walkable—stroll to shops, dining, and community events with ease. Whether you're seeking a cozy full-time residence, a weekend retreat, or an investment property, this downtown cottage checks all the boxes.

20. 2025-09-04
    status Active 572-char remark

    Show marketing remark (572 chars)

    Discover this inviting 2 bedroom, 2 bath Craftsman-style cottage nestled in the heart of downtown Marianna. With timeless architectural details and a warm, welcoming feel, this home offers the perfect blend of character and convenience. Located right next to a city park, you'll enjoy peaceful green space just steps from your door. The neighborhood is highly walkable—stroll to shops, dining, and community events with ease. Whether you're seeking a cozy full-time residence, a weekend retreat, or an investment property, this downtown cottage checks all the boxes.

21. 2025-09-01
    status Pending 572-char remark

    Show marketing remark (572 chars)

    Discover this inviting 2 bedroom, 2 bath Craftsman-style cottage nestled in the heart of downtown Marianna. With timeless architectural details and a warm, welcoming feel, this home offers the perfect blend of character and convenience. Located right next to a city park, you'll enjoy peaceful green space just steps from your door. The neighborhood is highly walkable—stroll to shops, dining, and community events with ease. Whether you're seeking a cozy full-time residence, a weekend retreat, or an investment property, this downtown cottage checks all the boxes.

22. 2025-05-28
    listed $125,000 Active 572-char remark

    Show marketing remark (572 chars)

    Discover this inviting 2 bedroom, 2 bath Craftsman-style cottage nestled in the heart of downtown Marianna. With timeless architectural details and a warm, welcoming feel, this home offers the perfect blend of character and convenience. Located right next to a city park, you'll enjoy peaceful green space just steps from your door. The neighborhood is highly walkable—stroll to shops, dining, and community events with ease. Whether you're seeking a cozy full-time residence, a weekend retreat, or an investment property, this downtown cottage checks all the boxes.

23. 1985-06-01
    soldstatus $23,000

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $911 · $76/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 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: $11,888
• − Mortgage interest: −$4,593
• − Property taxes: −$911
• − Insurance: −$410
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$2,385
• Taxable income: $1,687
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $2,506/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): 10,880

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 19% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -66.55%
• Current HPI: 149.5793
• 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

+256.5% since first listed

8 events — show timeline

• 2026-03-31 Price Changed $82,000 CPARMLS
• 2026-01-29 Listed $86,900 CPARMLS
• 2025-11-14 Sold (MLS) $75,000 CPARMLS
• 2025-10-20 Pending — CPARMLS
• 2025-09-04 Relisted — CPARMLS
• 2025-09-01 Pending — CPARMLS
• 2025-05-28 Listed $125,000 CPARMLS
• 1985-06-01 Sold (Public Records) $23,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $911 · +8.4% YoY. Source: county tax records.