1086 Hamilton Ave · Jennings, FL 32053

$49,900

4 bd · 2.0 ba · 2,046 sqft · SingleFamily · 51 Days on market

Built 1955 Poor condition 0.34 ac lot ↓ 13% since listing

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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
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Price reduced! Investor Special in Jennings – Full Rehab Opportunity. Bring your vision to life with this 4-bedroom, 2-bath home offering 2,046 sq ft of living space and 2,789 sq ft under roof, situated on a 0.344-acre corner lot within the city limits of Jennings. This true fixer-upper will require a complete renovation, presenting a strong opportunity to reimagine the space from the ground up. Built in 1955, the home features a generous layout that’s ready to be restored. A standout feature is the expansive covered porch that wraps around almost half the house -offering a unique space to restore and enjoy. Two bedrooms provide direct access to the porch, adding to the home&rsq

Key facts

• Corner lot
• 0.34 acre lot
• 3 garage spots

Tags

• EXPANSIVE COVERED PORCH
• CORNER LOT
• DIRECT ACCESS TO PORCH

Property features AI

Finance

• Other: Approximately 0.34-acre lot; Zoned RSF-2

Exterior

• Parking: Attached or detached 3-car garage
• Home design: Single-story residential home
• Construction: Frame construction; Shingle roof; Built on a single story
• Exterior features: Shed(s)

Interior

• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Wood-burning fireplace; Hardwood and vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.7% vs local median 2.9% in Jennings — 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 58/100 on livability (#843 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, crime D-.
• Hamilton (rural): math 34% / reading 29% proficiency, ranked #68 of 73 in FL (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 69 active listings in the ZIP; 26 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($345 loan paydown + $4k appreciation (8.6% local appreciation)).
• Hamilton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 2.60% ✓
• Cap rate: 22.69%
• Cash-on-cash: 58.57%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $325,314
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1654 NW County Road 150	0.60mi	3/2.0 (-1)	2,080 (+2%)	4mo	$330,000	$159	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.4%
• Equity multiple: 5.71×
• Total profit: $65,859
• Equity at exit: $39,876

10-year hold

• IRR: 64.3%
• Equity multiple: 12.38×
• Total profit: $158,994
• Equity at exit: $81,106

Cash invested: $13,972 (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 32053

• Home prices YoY: 1.9%
• Active inventory: 69
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $682

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 43%

Sensitivity live

Price	-10% $716	-5% $699	+0% $682	+5% $665	+10% $648
Rent	-10% $579	-5% $631	+0% $682	+5% $733	+10% $785
Rate	-1.0pp $707	-0.5pp $695	base $682	+0.5pp $669	+1.0pp $656

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $49,900 Active 51 DOM
2. 2026-06-19
   days on market $49,900 Active 49 DOM
3. 2026-06-18
   days on market $49,900 Active 48 DOM
4. 2026-06-17
   days on market $49,900 Active 47 DOM
5. 2026-06-16
   days on market $49,900 Active 46 DOM
6. 2026-06-15
   days on market $49,900 Active 45 DOM
7. 2026-06-14
   days on market $49,900 Active 43 DOM
8. 2026-06-13
   remarks 687-char remark
9. 2026-06-13
   pricedays on market $49,900 Active 42 DOM
10. 2026-06-10
    days on market $59,900 Active 40 DOM
11. 2026-06-09
    days on market $59,900 Active 39 DOM
12. 2026-06-08
    days on market $59,900 Active 38 DOM
13. 2026-06-07
    days on market $59,900 Active 37 DOM
14. 2026-06-05
    pricedays on market $59,900 Active 34 DOM
15. 2026-06-02
    days on market $69,900 Active 32 DOM
16. 2026-06-01
    days on market $69,900 Active 31 DOM
17. 2026-05-31
    days on market $69,900 Active 30 DOM
18. 2026-05-30
    days on market $69,900 Active 29 DOM
19. 2026-05-24
    price $69,900
20. 2026-05-01
    listed $79,900 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,597
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,452
• Taxable income: $7,857
• Est. tax owed @ 24.0%: −$1,886
• After-tax cash flow: $6,298/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 · 13 photos

Poor 20/100 Extensive rehab

This 1955 home requires extensive renovation, including a new roof, siding, HVAC, and kitchen/bathroom updates. The extensive work will significantly increase its resale and rental value.

Repairs flagged

• Major roof shingles — visible wear
• Major siding — weathered and peeling
• Major HVAC unit — visible wear
• Major kitchen cabinets — dated and worn
• Major bathroom fixtures — dated and worn
• Major flooring — dated and worn

Value-add opportunities

• Resale new roof — improves safety and appearance
• Resale new siding — enhances curb appeal
• Resale HVAC system — improves comfort and energy efficiency
• Resale kitchen cabinets and appliances — modernizes the space
• Resale bathroom fixtures and tiling — modernizes the space
• Resale new flooring — modernizes the space
• Both landscaping and curb appeal — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof shingles · visible wear	Major	$15,000–50,000
siding · weathered and peeling	Major	$15,000–50,000
HVAC unit · visible wear	Major	$15,000–50,000
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
flooring · dated and worn	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale new roof — improves safety and appearance ↑
• Resale new siding — enhances curb appeal ↑
• Resale HVAC system — improves comfort and energy efficiency ↑
• Resale kitchen cabinets and appliances — modernizes the space ↑
• Resale bathroom fixtures and tiling — modernizes the space ↑
• Resale new flooring — modernizes the space ↑
• Both landscaping and curb appeal — enhances curb appeal and property 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: Hamilton
• NCES district ID: 1200720
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $36,461
• Composite: 26.18/100
• National rank: #7267
• State rank: #68 of 73 in FL

Livability — Jennings

• Score: 58/100
• State rank: #843
• US rank: #21026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jennings, FL
• Population (ZIP): 3,707

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 13,405 people
• By 2030: 13,031 · -2.8%
• By 2040: 12,385 · -7.6%
• By 2050: 11,740 · -12.4%
• By 2075: 9,347 · -30.3%
• By 2100: 6,344 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 50% Black 25% Hispanic / Latino 22% Two or more races 5% Native American 5%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Subsaharan African 5% Slovak 2% Hispanic 2%
• Foreign-born: 8% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+39.0) · D 30.1% · R 69.1%
• 2008→2024 swing: -24.4pp toward R · 2008: -14.6pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+31.8 2016: R+28.2 2012: R+16.9 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.57%
• Current HPI: 449.0265
• 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

-12.5% since first listed

2 events — show timeline

• 2026-05-24 Price Changed $69,900 NFMLS
• 2026-05-01 Listed $79,900 NFMLS