1196 Sopchoppy Hwy · Sopchoppy, FL 32358

$69,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 14 Days on market

Built 1999 0.36 ac lot

---

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
• Appreciation +6.9/10.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Handyman special with great investment potential! This manufactured home sits on a spacious 0.36-acre lot and is ready for your vision. The property needs repairs and updates, making it an excellent opportunity for investors, flippers, or buyers looking to build equity. Plenty of room for outdoor improvements and future value. Conveniently located in Sopchoppy and being sold as-is. Cash only. Don't miss this chance to transform a property with strong upside potential!

Key facts

• Spacious lot
• Conveniently located
• Outdoor improvements

Tags

• SPACIOUS LOT
• OUTDOOR IMPROVEMENTS
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Units furnished: None
• HOA & community: Short-term rentals allowed

Exterior

• Home design: Property sits on approximately 0.36 acre
• Construction: Mobile dimension units reported in feet
• Exterior features: Lot dimensions about 120 x 130.68

Interior

• Kitchen: Kitchen on the first level (approx. 12 x 12)
• Bedrooms: Bedroom on the first level (approx. 11 x 11)
• Bathrooms: 2 full bathrooms
• Interior features: Total of 3 rooms; Room descriptions noted as 'buyer to verify'

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 65/100 on livability (#647 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools D-, amenities F.
• Wakulla (rural): math 56% / reading 56% proficiency, ranked #18 of 73 in FL (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 73 active listings in the ZIP; 468 units permitted in Wakulla County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $69,900

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 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?
3. 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.
4. 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.
5. 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: 1.71% ✓
• Cap rate: 14.79%
• Cash-on-cash: 30.36%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $141,264
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Dinosaur Ln	0.45mi	3/2.0	1,248 (-4%)	19mo	$136,000	$109	57

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

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 3.18×
• Total profit: $42,763
• Equity at exit: $34,420

10-year hold

• IRR: 36.8%
• Equity multiple: 6.35×
• Total profit: $104,678
• Equity at exit: $55,497

Cash invested: $19,572 (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 32358

• Home prices YoY: 1.1%
• Active inventory: 73
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $495

Break-even live

Break-even rent $570

Max offer price $69,900

Occupancy floor 54%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $69,900 Active 14 DOM
2. 2026-06-17
   days on market $69,900 Active 13 DOM
3. 2026-06-16
   days on market $69,900 Active 12 DOM
4. 2026-06-15
   days on market $69,900 Active 11 DOM
5. 2026-06-14
   days on market $69,900 Active 9 DOM
6. 2026-06-10
   days on market $69,900 Active 6 DOM
7. 2026-06-09
   days on market $69,900 Active 5 DOM
8. 2026-06-08
   days on market $69,900 Active 4 DOM
9. 2026-06-07
   days on market $69,900 Active 3 DOM
10. 2026-06-05
    remarks 472-char remark
11. 2026-06-05
    listed $69,900 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: $654 · $55/mo
• Projected year-2 tax: $654 · $55/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 9/10 Extreme 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,359
• − Mortgage interest: −$3,915
• − Property taxes: −$654
• − Insurance: −$350
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,033
• Taxable income: $5,109
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,715/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: Wakulla
• NCES district ID: 1201950
• Math proficiency: 56% ▼ -7.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $53,740
• Composite: 48.12/100
• National rank: #2183
• State rank: #18 of 73 in FL

Livability — Sopchoppy

• Score: 65/100
• State rank: #647
• US rank: #12779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,813

Population outlook (Wakulla County) Hauer SSP2

• Today (2025): 32,809 people
• By 2030: 33,165 · +1.1%
• By 2040: 33,245 · +1.3%
• By 2050: 32,539 · -0.8%
• By 2075: 29,676 · -9.5%
• By 2100: 22,931 · -30.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 16%
• Common ancestry: Hispanic 4% Scandinavian 3% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 7% Other Indo-European 1%

Political lean MEDSL · Wakulla

• 2024 margin: Solid R (+44.4) · D 27.4% · R 71.8%
• 2008→2024 swing: -19.5pp toward R · 2008: -24.8pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+40.9 2016: R+40.1 2012: R+28.1 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.75%
• Current HPI: 361.5033
• 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

• 2026-06-04 Listed $69,900 CPARMLS

Property tax history

+4.4%/yr

Latest (2025): $654 · +6.5% YoY. Source: county tax records.