17 S Back Ct · Monticello, FL 32344

$80,000

3 bd · 2.0 ba · 1,000 sqft · Manufactured · 85 Days on market

Manufactured home Built 1995 Good condition

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a fully remodeled move in ready 1995 16 ft. wide x 66 ft. Genesis 900 sq ft. mobile home 3 bed / 2 bath with a very open living room and kitchen, which have all brand new cabinets and all new modern lighting. The interior walls are all drywall newly painted. It has a relatively new roof which has just been sealed and coated and central heat/air unit. Every room has brand new vinyl flooring. The bathrooms have new vanities installed with moan faucets. One bathroom has a new tub, toilet, sink and shower the other bathroom has a new toilet, sink and a standup shower. The mobile home& apos; s exterior is in great condition with an attached screened-in back deck with new stairs an

Key facts

• Fully remodeled
• Open living room
• New modern lighting

Tags

• FULLY REMODELED
• OPEN LIVING ROOM
• BRAND NEW CABINETS
• NEW MODERN LIGHTING
• NEWLY PAINTED
• RELATIVELY NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

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 ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.6% in Monticello — 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 72/100 on livability (#356 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities D-, commute F, employment D-.
• Jefferson (rural): math 28% / reading 30% proficiency, ranked #71 of 73 in FL (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jefferson Schools K-12 (math 32% / reading 32%, 715 students, 58% FRL) — zoned schools average 58% FRL vs 74% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 64 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson County population projected at -34% 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.26% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.04%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $2,554
• Equity at exit: $11,928

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $22,248
• Equity at exit: $6,917

Cash invested: $22,400 (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 32344

• Home prices YoY: -18.6%
• Active inventory: 65
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $243

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 71%

Sensitivity live

Price	-10% $299	-5% $271	+0% $243	+5% $216	+10% $188
Rent	-10% $164	-5% $204	+0% $243	+5% $283	+10% $323
Rate	-1.0pp $284	-0.5pp $264	base $243	+0.5pp $223	+1.0pp $202

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Parkway Pines Ct Monticello, FL	3.0	2.0	1152	$1,309	$1.14	16d	1	0.06mi

Listing history 17 events

1. 2026-06-21
   days on market $80,000 Active 85 DOM
2. 2026-06-18
   days on market $80,000 Active 82 DOM
3. 2026-06-17
   days on market $80,000 Active 81 DOM
4. 2026-06-16
   days on market $80,000 Active 80 DOM
5. 2026-06-15
   days on market $80,000 Active 79 DOM
6. 2026-06-14
   days on market $80,000 Active 77 DOM
7. 2026-06-13
   days on market $80,000 Active 76 DOM
8. 2026-06-10
   days on market $80,000 Active 74 DOM
9. 2026-06-09
   days on market $80,000 Active 73 DOM
10. 2026-06-08
    days on market $80,000 Active 72 DOM
11. 2026-06-07
    days on market $80,000 Active 71 DOM
12. 2026-06-03
    days on market $80,000 Active 67 DOM
13. 2026-06-02
    days on market $80,000 Active 66 DOM
14. 2026-06-01
    days on market $80,000 Active 65 DOM
15. 2026-05-31
    days on market $80,000 Active 64 DOM
16. 2026-05-30
    days on market $80,000 Active 63 DOM
17. 2026-03-27
    listed $80,000 Active

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,095
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$2,327
• Taxable income: $1,751
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $2,500/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This fully remodeled mobile home is in excellent condition with new finishes and systems, making it move-in ready. Minor exterior painting and landscaping improvements can further enhance its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value.
• Both Reassessing the fencing — The fencing is not visible in the photos, but it is implied to be present. Ensuring it is in good condition can improve safety and property value.
• Resale Interior updates — Fresh updates to the interior can make the home more appealing to potential buyers.
• Rental Exterior updates — Well-maintained exteriors can attract renters and improve rental value.
• Both HVAC maintenance — Regular maintenance can improve energy efficiency and reduce utility costs, benefiting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value. ↑
• Both Reassessing the fencing — The fencing is not visible in the photos, but it is implied to be present. Ensuring it is in good condition can improve safety and property value. ↑
• Resale Interior updates — Fresh updates to the interior can make the home more appealing to potential buyers. ↑
• Rental Exterior updates — Well-maintained exteriors can attract renters and improve rental value. ↑
• Both HVAC maintenance — Regular maintenance can improve energy efficiency and reduce utility costs, benefiting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jefferson
• NCES district ID: 1200990
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $43,356
• Composite: 24.74/100
• National rank: #7605
• State rank: #71 of 73 in FL

Livability — Monticello

• Score: 72/100
• State rank: #356
• US rank: #6199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,879

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 12,681 people
• By 2030: 11,811 · -6.9%
• By 2040: 9,968 · -21.4%
• By 2050: 8,319 · -34.4%
• By 2075: 5,406 · -57.4%
• By 2100: 3,278 · -74.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Black 30% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · Jefferson

• 2024 margin: R (+18.6) · D 40.3% · R 58.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 3.7pp · 2024: -18.6pp
• All cycles: 2024: R+18.6 2020: R+6.9 2016: R+5.1 2012: D+1.8 2008: D+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.71%
• Current HPI: 182.5741
• 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

1 event — show timeline

• 2026-03-27 Listed $80,000 Fizber.com