295 W J Hatchett Rd · Monticello, FL 32336

$80,000

3 bd · 2.0 ba · 1,125 sqft · Manufactured · 100 Days on market

Built 2022 0.75 ac lot ↓ 16% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Investor special with great potential! Situated on approximately . 75 acres in Jefferson County, this 2022 mobile home offers a fantastic opportunity for the right buyer to complete the final steps and make it their own. Conveniently located just minutes from I-10 for easy access to Tallahassee and only about 10 minutes to downtown Monticello, the property combines rural space with excellent connectivity. The home features 3 bedrooms and 2 bathrooms with a functional split-bedroom style layout. Inside, the bright and open floor plan includes a spacious kitchen with a large island and bar seating that flows directly into the living room, creating a welcoming space for everyday living or gath

Key facts

• Spacious kitchen
• Large island
• Bar seating

Tags

• APPROXIMATELY .75 ACRES
• EASY ACCESS TO I-10
• BRIGHT AND OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• LARGE ISLAND
• BAR SEATING

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Utilities: Has heating and cooling
• Home design: Single-story home; Single wide mobile home
• Construction: Vinyl siding
• Exterior features: Paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Bedroom 2 (9 x 10); Bedroom 3 (9 x 10)
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Split bedroom layout; No additional interior features listed
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $321 ($4k/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: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 2.8% 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: schools D, amenities D-, commute F.
• 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.
• Market conditions: 11 active listings in the ZIP; 64 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $4k appreciation (4.7% local appreciation)).
• Jefferson County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.38% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.19%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.68×
• Total profit: $37,618
• Equity at exit: $43,982

10-year hold

• IRR: 26.4%
• Equity multiple: 5.32×
• Total profit: $96,721
• Equity at exit: $74,812

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 32336

• Home prices YoY: 2.5%
• Active inventory: 11
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $321

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 66%

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: —

Listing history 17 events

1. 2026-06-18
   days on market $80,000 Active 100 DOM
2. 2026-06-17
   days on market $80,000 Active 99 DOM
3. 2026-06-16
   days on market $80,000 Active 98 DOM
4. 2026-06-15
   days on market $80,000 Active 97 DOM
5. 2026-06-14
   days on market $80,000 Active 95 DOM
6. 2026-06-13
   days on market $80,000 Active 94 DOM
7. 2026-06-10
   days on market $80,000 Active 92 DOM
8. 2026-06-09
   days on market $80,000 Active 91 DOM
9. 2026-06-08
   days on market $80,000 Active 90 DOM
10. 2026-06-07
    days on market $80,000 Active 89 DOM
11. 2026-06-03
    days on market $80,000 Active 85 DOM
12. 2026-06-02
    days on market $80,000 Active 84 DOM
13. 2026-06-01
    days on market $80,000 Active 83 DOM
14. 2026-05-31
    days on market $80,000 Active 82 DOM
15. 2026-05-30
    days on market $80,000 Active 81 DOM
16. 2026-05-11
    price $80,000
17. 2026-03-10
    listed $95,000 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,271
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,327
• Taxable income: $2,739
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $3,193/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: 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): 1,218

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

• Race & ethnicity: White 50% Black 47% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 5% Slovak 4% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: ▲ 4.72%
• Current HPI: 193.5779
• 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

-15.8% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $80,000 CATRS
• 2026-03-10 Listed $95,000 CATRS