3308 Deloach Ln · Whitfield, FL 32570

$140,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 47 Days on market

Built 2000 Poor condition 3.26 ac lot

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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 +9.2/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just listed! 3.26 acres located in the Berrydale/ Jay area. Property is beautiful with hardwoods, pines and partially cleared ready for your house plans. It does have power, water and septic. There is a mobile home on the property that could be renovated. Bring the horses and enjoy quiet country living!

Key facts

• Quiet country living
• 3.26 acres
• Hardwoods and pines

Tags

• 3.26 ACRES
• FIXER-UPPER MOBILE HOME
• HARDWOODS AND PINES
• UTILITIES ARE IN PLACE
• QUIET COUNTRY LIVING

Property features AI

Finance

• Other: Lot size approximately 3.26 acres; Road maintenance not provided by the seller
• Financial info: No investor or income/expense details provided
• HOA & community: No association

Exterior

• Parking: Driveway with open parking
• Security: No security features listed
• Utilities: Electric service with circuit breakers; Septic tank
• Home design: Mobile/Manufactured or Modular home; One story; Resale property
• Construction: Off-grade foundation; Shingle/roof details referenced in remarks
• Exterior features: Unimproved road access; No horse facilities

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary bedroom located on the first floor
• Flooring: See remarks for flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Flooring details available in remarks
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 2.6% in Whitfield — 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 78/100 on livability (#160 in FL, #2,416 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, amenities F, commute F.
• Santa Rosa (suburban): math 63% / reading 60% proficiency, ranked #8 of 73 in FL (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 360 active listings in the ZIP; solid renter incomes; 1,983 units permitted in Santa Rosa County in 2024 (128 in 5+ unit buildings).
• This rent runs 31% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Santa Rosa County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $59k; list at $140k implies a 137% gain — meaningful room to come down on a strong offer.

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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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. 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: 1.42% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.61%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.7% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $19,580
• Equity at exit: $20,874

10-year hold

• IRR: 21.3%
• Equity multiple: 2.78×
• Total profit: $69,768
• Equity at exit: $12,105

Cash invested: $39,200 (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 32570

• Home prices YoY: -15.1%
• Rents YoY: 2.7%
• Active inventory: 360
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$104 /mo · $1,245/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $673

Break-even live

Break-even rent $1,135

Max offer price $140,000

Occupancy floor 61%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $140,000 Active 47 DOM
2. 2026-06-17
   days on market $140,000 Active 46 DOM
3. 2026-06-16
   days on market $140,000 Active 45 DOM
4. 2026-06-15
   days on market $140,000 Active 44 DOM
5. 2026-06-14
   days on market $140,000 Active 42 DOM
6. 2026-06-10
   days on market $140,000 Active 39 DOM
7. 2026-06-09
   days on market $140,000 Active 38 DOM
8. 2026-06-08
   days on market $140,000 Active 37 DOM
9. 2026-06-07
   days on market $140,000 Active 36 DOM
10. 2026-06-05
    days on market $140,000 Active 33 DOM
11. 2026-06-03
    days on market $140,000 Active 32 DOM
12. 2026-06-02
    days on market $140,000 Active 31 DOM
13. 2026-06-01
    days on market $140,000 Active 30 DOM
14. 2026-05-31
    days on market $140,000 Active 29 DOM
15. 2026-05-31
    days on market $140,000 Active 28 DOM
16. 2026-05-11
    price $135,000 304-char remark

    Show marketing remark (304 chars)

    Just listed! 3.26 acres located in the Berrydale/ Jay area. Property is beautiful with hardwoods, pines and partially cleared ready for your house plans. It does have power, water and septic. There is a mobile home on the property that could be renovated. Bring the horses and enjoy quiet country living!

17. 2026-05-02
    listed $140,000 Active
18. 2026-04-29
    listed $140,000 Active 304-char remark

    Show marketing remark (304 chars)

    Just listed! 3.26 acres located in the Berrydale/ Jay area. Property is beautiful with hardwoods, pines and partially cleared ready for your house plans. It does have power, water and septic. There is a mobile home on the property that could be renovated. Bring the horses and enjoy quiet country living!

19. 2025-11-19
    status Pending 225-char remark

    Show marketing remark (225 chars)

    Just Listed!! 3.26 acres located in Berrydale! Property is very secluded and private. Mobile home on property is given no value. Property does have utilities in place. Bring your house plans and enjoy peaceful country living!

20. 2025-10-09
    soldstatus $59,000 Sold 225-char remark

    Show marketing remark (225 chars)

    Just Listed!! 3.26 acres located in Berrydale! Property is very secluded and private. Mobile home on property is given no value. Property does have utilities in place. Bring your house plans and enjoy peaceful country living!

21. 2025-08-14
    historical Contingent 225-char remark

    Show marketing remark (225 chars)

    Just Listed!! 3.26 acres located in Berrydale! Property is very secluded and private. Mobile home on property is given no value. Property does have utilities in place. Bring your house plans and enjoy peaceful country living!

22. 2025-08-13
    listed $59,000 Active 225-char remark

    Show marketing remark (225 chars)

    Just Listed!! 3.26 acres located in Berrydale! Property is very secluded and private. Mobile home on property is given no value. Property does have utilities in place. Bring your house plans and enjoy peaceful country living!

ⓘ 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: $1,245 · $104/mo
• Projected year-2 tax: $1,245 · $104/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 ≥106°F today · 19 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: $23,841
• − Mortgage interest: −$7,842
• − Property taxes: −$1,245
• − Insurance: −$700
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$4,073
• Taxable income: $6,166
• Est. tax owed @ 24.0%: −$1,480
• After-tax cash flow: $6,599/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 · 4 photos

Poor 20/100 Extensive rehab

This fixer-upper mobile home requires extensive renovation and repairs, including extensive structural work, interior renovations, and landscaping improvements. The property has 3.26 acres of land and is located in a rural setting, making it suitable for those seeking a quiet and private living environment.

Repairs flagged

• Major siding — Significant damage to the siding is visible in the aerial view.
• Major roof — Significant damage to the roof is visible in the aerial view.
• Major paint — Peeling paint is visible in the listing photos, indicating a need for repainting.
• Major HVAC/mechanicals — No details on the condition of the HVAC/mechanicals are visible in the photos, but given the overall condition, it is likely in need of repair or replacement.
• Major landscaping — Overgrown vegetation and lack of landscaping are visible in the listing photos, indicating a need for landscaping improvements.
• Major interior walls — General wear and tear are visible in the listing photos, indicating a need for interior renovations or replacement.
• Major flooring — No flooring details are visible in the photos, but given the overall condition, it is likely in need of replacement or renovation.
• Major foundation/structure — No details on the foundation/structure are visible in the photos, but given the overall condition, it is likely in need of repair or replacement.
• Major windows — No details on the condition of the windows are visible in the photos, but given the overall condition, it is likely in need of repair or replacement.
• Major HVAC/mechanicals — No details on the condition of the HVAC/mechanicals are visible in the photos, but given the overall condition, it is likely in need of repair or replacement.

Value-add opportunities

• Both extensive renovation — A comprehensive renovation would significantly improve the home's condition and appeal, making it more attractive for both resale and rental.
• Both landscaping — Landscaping improvements would enhance the curb appeal and overall aesthetic of the property, making it more attractive for both resale and rental.
• Both HVAC/mechanicals — Upgrading the HVAC and mechanical systems would improve the comfort and energy efficiency of the home, making it more attractive for both resale and rental.
• Both interior renovations — Interior renovations would improve the condition and appearance of the home, making it more attractive for both resale and rental.
• Both roof and siding repairs — Repairing the roof and siding would improve the structural integrity and appearance of the home, making it more attractive for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage to the siding is visible in the aerial view.	Major	$15,000–50,000
roof · Significant damage to the roof is visible in the aerial view.	Major	$15,000–50,000
paint · Peeling paint is visible in the listing photos, indicating a need for repainting.	Major	$15,000–50,000
HVAC/mechanicals · No details on the condition of the HVAC/mechanicals are visible in the photos, but given the overall condition, it is likely in need of repair or replacement.	Major	$15,000–50,000
landscaping · Overgrown vegetation and lack of landscaping are visible in the listing photos, indicating a need for landscaping improvements.	Major	$15,000–50,000
interior walls · General wear and tear are visible in the listing photos, indicating a need for interior renovations or replacement.	Major	$15,000–50,000
flooring · No flooring details are visible in the photos, but given the overall condition, it is likely in need of replacement or renovation.	Major	$15,000–50,000
foundation/structure · No details on the foundation/structure are visible in the photos, but given the overall condition, it is likely in need of repair or replacement.	Major	$15,000–50,000
windows · No details on the condition of the windows are visible in the photos, but given the overall condition, it is likely in need of repair or replacement.	Major	$15,000–50,000
HVAC/mechanicals · No details on the condition of the HVAC/mechanicals are visible in the photos, but given the overall condition, it is likely in need of repair or replacement.	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both extensive renovation — A comprehensive renovation would significantly improve the home's condition and appeal, making it more attractive for both resale and rental. ↑
• Both landscaping — Landscaping improvements would enhance the curb appeal and overall aesthetic of the property, making it more attractive for both resale and rental. ↑
• Both HVAC/mechanicals — Upgrading the HVAC and mechanical systems would improve the comfort and energy efficiency of the home, making it more attractive for both resale and rental. ↑
• Both interior renovations — Interior renovations would improve the condition and appearance of the home, making it more attractive for both resale and rental. ↑
• Both roof and siding repairs — Repairing the roof and siding would improve the structural integrity and appearance of the home, making it more attractive for both resale and rental. ↑

ⓘ 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: Santa Rosa
• NCES district ID: 1201650
• Math proficiency: 63% ▼ -6.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $58,161
• Composite: 53.12/100
• National rank: #1511
• State rank: #8 of 73 in FL

Livability — Whitfield

• Score: 78/100
• State rank: #160
• US rank: #2416

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitfield, FL
• County: Santa Rosa County · 194,764 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 37,197
• Household income: $77,222
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 590.0

Population outlook (Santa Rosa County) Hauer SSP2

• Today (2025): 195,978 people
• By 2030: 209,782 · +7.0%
• By 2040: 235,293 · +20.1%
• By 2050: 256,408 · +30.8%
• By 2075: 298,074 · +52.1%
• By 2100: 303,216 · +54.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 7% Black 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Santa Rosa

• 2024 margin: Solid R (+51.0) · D 24.1% · R 75.0%
• 2008→2024 swing: -3.0pp toward R · 2008: -47.9pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+46.5 2016: R+53.5 2012: R+52.6 2008: R+47.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.06%
• Current HPI: 287.7469
• Rent YoY: ▲ 2.70%
• Metro: Pensacola-Ferry Pass-Brent, FL
• 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

+128.8% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $135,000 PARMLS
• 2026-05-02 Listed $140,000 PARMLS
• 2026-04-29 Listed $140,000 PARMLS
• 2025-11-19 Pending — PARMLS
• 2025-10-09 Sold (MLS) $59,000 PARMLS
• 2025-08-14 Contingent — PARMLS
• 2025-08-13 Listed $59,000 PARMLS