5289 Brown St · Graceville, FL 32440

$40,000

2 bd · 1.0 ba · 1,138 sqft · SingleFamily public records · 98 Days on market

Built 1935 4,500 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL!!! Opportunity awaits at 5289 Brown Street in Graceville. This quaint 1,138 sq. ft. cottage sits in an area with strong demand for rental properties, making it a great option for investors looking to add to their portfolio. The home will require significant interior renovation, and one section currently has flooring removed, providing a great starting point for your remodel. Interior photos were not taken due to condition. With the right vision and updates, this property has the potential to become a strong income-producing rental. Perfect for first-time investors or experienced renovators looking for their next project. Bring your ideas and unlock the potential. Investme

Key facts

• 4,500 sq ft lot
• Built 1935
• Listed 98 days

Property features AI

Exterior

• Utilities: Electricity available
• Construction: Mobile home dimensions reported in feet
• Exterior features: Paved lot

Interior

• Bedrooms: Two bedrooms on the first floor
• Bathrooms: One full bathroom
• Interior features: Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($914 rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#528 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety 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: 62 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $13k; list at $40k implies a 208% gain — meaningful room to come down on a strong offer.

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

Recommended offer $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.28% ✓
• Cap rate: 19.63%
• Cash-on-cash: 47.62%
• DSCR: 3.12
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $96,730
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5276 Alabama St	0.08mi	3/1.0 (+1)	1,107 (-3%)	16mo	$45,500	$41	73
5290 Alabama St	0.06mi	3/1.0 (+1)	1,307 (+15%)	6mo	$97,000	$74	62
1001 White Ave	0.65mi	2/2.0	1,166 (+2%)	10mo	$163,000	$140	54
914 8th Ave	0.45mi	3/1.0 (+1)	1,247 (+10%)	6mo	$14,000	$11	53
5985 Webb St	0.61mi	3/2.0 (+1)	1,200 (+5%)	2mo	$215,000	$179	52
5364 Webb St	0.49mi	3/1.0 (+1)	1,272 (+12%)	11mo	$115,000	$90	44
893 8th Ave	0.49mi	3/2.0 (+1)	1,005 (-12%)	10mo	$85,000	$85	41
5241 Jenkins St	0.53mi	3/1.0 (+1)	996 (-12%)	22mo	$44,000	$44	31

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: 45.0%
• Equity multiple: 2.95×
• Total profit: $21,840
• Equity at exit: $5,964

10-year hold

• IRR: 50.9%
• Equity multiple: 5.96×
• Total profit: $55,526
• Equity at exit: $3,458

Cash invested: $11,200 (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 32440

• Home prices YoY: -19.4%
• Active inventory: 62
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $914 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $444

Break-even live

Break-even rent $351

Max offer price $40,000

Occupancy floor 46%

Sensitivity live

Price	-10% $467	-5% $456	+0% $444	+5% $433	+10% $422
Rent	-10% $372	-5% $408	+0% $444	+5% $481	+10% $517
Rate	-1.0pp $465	-0.5pp $455	base $444	+0.5pp $434	+1.0pp $424

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5457 Creel St Graceville, FL	2.0	1.0	800	$750	$0.94	21d	1	0.87mi
5487 Pelham Ct Graceville, FL	3.0	1.0	1478	$1,089	$0.74	21d	1	1.01mi

Listing history 21 events

1. 2026-06-16
   status $40,000 Pending 98 DOM
2. 2026-06-15
   days on market $40,000 Active 98 DOM
3. 2026-06-13
   days on market $40,000 Active 96 DOM
4. 2026-06-12
   days on market $40,000 Active 95 DOM
5. 2026-06-09
   days on market $40,000 Active 92 DOM
6. 2026-06-08
   days on market $40,000 Active 91 DOM
7. 2026-06-07
   days on market $40,000 Active 90 DOM
8. 2026-06-04
   days on market $40,000 Active 86 DOM
9. 2026-06-02
   days on market $40,000 Active 85 DOM
10. 2026-06-01
    days on market $40,000 Active 84 DOM
11. 2026-05-31
    days on market $40,000 Active 83 DOM
12. 2026-05-31
    days on market $40,000 Active 82 DOM
13. 2026-03-09
    listed $40,000 Active
14. 2025-07-31
    historical
15. 2025-06-08
    price $43,000
16. 2025-04-29
    price $44,000
17. 2025-04-18
    price $49,000
18. 2025-04-06
    listed $55,000 Active
19. 1994-04-01
    soldstatus $13,000
20. 1985-03-01
    soldstatus $12,000
21. 1984-04-01
    soldstatus $15,000

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $613 · $51/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,966
• − Mortgage interest: −$2,241
• − Property taxes: −$613
• − Insurance: −$200
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$1,164
• Taxable income: $4,995
• Est. tax owed @ 24.0%: −$1,199
• After-tax cash flow: $4,135/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 — Graceville

• Score: 68/100
• State rank: #528
• US rank: #9865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Graceville, FL
• Population (ZIP): 8,048

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 (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -37.19%
• Current HPI: 154.1728
• 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

+166.7% since first listed

9 events — show timeline

• 2026-03-09 Listed $40,000 CPARMLS
• 2025-07-31 Listing Removed — CPARMLS
• 2025-06-08 Price Changed $43,000 CPARMLS
• 2025-04-29 Price Changed $44,000 CPARMLS
• 2025-04-18 Price Changed $49,000 CPARMLS
• 2025-04-06 Listed $55,000 CPARMLS
• 1994-04-01 Sold (Public Records) $13,000 Public Records
• 1985-03-01 Sold (Public Records) $12,000 Public Records
• 1984-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $613 · +6.3% YoY. Source: county tax records.