308 NW 7th St · Jasper, FL 32052

$124,999

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 8 Days on market

Built 2000 0.51 ac lot Est $97k · 28% over

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Why this score? — see what drove the D 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 +15.6/30.0
• Appreciation +8.3/10.0
• DSCR +4.8/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This charming manufactured home offers a unique opportunity for affordable living in Jasper, FL and would make a great home for first time homebuyers. Situated on a spacious half-acre lot, this property provides ample space for gardening, outdoor activities, or potential expansion. Its convenient location near I-75 makes for easy travel to Georgia or south towards Lake City. Enjoy the benefits of living within the city limits of Jasper while experiencing the peace and quiet of a spacious lot. Roof 2024 and hot water heater 2024

Key facts

• Half-acre lot
• Split-floor-plan
• Updated water heater

Tags

• SPLIT-FLOOR-PLAN
• UPDATED ROOF
• UPDATED WATER HEATER
• HALF-ACRE LOT
• CONVENIENT PROXIMITY TO I-75

Property features AI

Exterior

• Parking: 3-car garage
• Home design: Manufactured home; Residential property
• Construction: Frame construction; Shingle roof
• Exterior features: Deck; Shed(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator; Microwave
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Dishwasher; Electric cooktop; Refrigerator; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $53 ($642/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 $114k (9.1% below list).
• Recommended offer: $114k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Jasper — 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 63/100 on livability (#731 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety D, schools F, amenities F.
• 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: 85 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 $9k of equity ($864 loan paydown + $8k appreciation (6.7% 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 (6.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 8y ago 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 $97k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $113,567 (9.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $97,328
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 NW 7th St	0.00mi	3/2.0	1,232 (0%)	14mo	$97,000	$79	88

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

Projected returns pro-forma

6.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.28×
• Total profit: $44,666
• Equity at exit: $84,075

10-year hold

• IRR: 17.8%
• Equity multiple: 4.65×
• Total profit: $127,581
• Equity at exit: $157,450

Cash invested: $35,000 (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 32052

• Home prices YoY: 2.2%
• Active inventory: 85
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $53

Break-even live

Break-even rent $1,068

Max offer price $124,999

Occupancy floor 90%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $124,999 Active 8 DOM
2. 2026-06-18
   days on market $124,999 Active 7 DOM
3. 2026-06-17
   days on market $124,999 Active 6 DOM
4. 2026-06-16
   days on market $124,999 Active 5 DOM
5. 2026-06-15
   days on market $124,999 Active 4 DOM
6. 2026-06-14
   days on market $124,999 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $124,999 Active 1 DOM

ⓘ 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: $1,633 · $136/mo
• Projected year-2 tax: $1,633 · $136/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,628
• − Mortgage interest: −$7,002
• − Property taxes: −$1,633
• − Insurance: −$625
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$3,636
• Taxable loss: −$1,449
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $989/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: 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 — Jasper

• Score: 63/100
• State rank: #731
• US rank: #15678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jasper, FL
• Population (ZIP): 8,073

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 0.58)
• Race & ethnicity: White 55% Black 33% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 2% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 8% Russian/Polish/Slavic 2%

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: ▲ 6.69%
• Current HPI: 316.4797
• 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

+130.6% since first listed

25 events — show timeline

• 2026-06-11 Listed $124,999 NFMLS
• 2025-03-23 Contingent — NFMLS
• 2025-03-23 Sold (MLS) $97,000 NFMLS
• 2025-03-12 Price Changed $104,500 NFMLS
• 2025-02-02 Relisted — NFMLS
• 2025-01-31 Contingent — NFMLS
• 2024-12-28 Listed $105,000 NFMLS
• 2024-05-09 Price Changed $99,000 NFMLS
• 2024-04-24 Relisted — NFMLS
• 2024-04-10 Contingent — NFMLS
• 2024-03-27 Price Changed $105,000 NFMLS
• 2024-03-21 Price Changed $109,000 NFMLS
• 2024-01-25 Listed $110,000 NFMLS
• 2024-01-14 Listing Removed — Beaches MLS
• 2023-11-22 Price Changed $109,900 NFMLS
• 2023-11-21 Price Changed $109,900 Beaches MLS
• 2023-10-17 Price Changed $129,900 NFMLS
• 2023-10-17 Price Changed $129,900 Beaches MLS
• 2023-09-18 Listed $145,000 NFMLS
• 2023-09-18 Listed $145,000 Beaches MLS
• 2023-05-24 Sold (MLS) $50,000 NFMLS
• 2023-05-15 Listed $88,000 NFMLS
• 2019-08-21 Sold (MLS) $41,750 Stellar MLS as Distributed by MLS Grid
• 2018-11-01 Listed $43,500 Stellar MLS as Distributed by MLS Grid
• 2006-11-21 Sold (Public Records) $54,200 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,633 · +5.8% YoY. Source: county tax records.