1972 Lockey Ave · Sneads, FL 32460

$129,999

4 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 83 Days on market

Built 1974 0.50 ac lot

---

Why this score? — see what drove the C 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Appreciation +5.1/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a great investment property, Or you could make it into a nice home, especially if you have a large family. It has 4 good size bedrooms. There is a living room, dining room and kitchen. An extra is a large enclosed porch that has the laundry area, A very large satsuma tree is in the yard that is a heavily bearing treel. With repairs and updates you will have a nice home. There are numerous large azalea bushes that are beautiful when in bloom.

Key facts

• New kitchen
• New bathroom
• Wood floors

Tags

• CORNER LOT
• NEW PAINT
• NEW BATHROOM
• NEW KITCHEN
• WOOD FLOORS
• NEW AIR UNIT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Single-story home; Vinyl siding and wood frame construction; Metal roof; Zoned for single-family residential
• Construction: Vinyl siding; Wood frame construction; Metal roof
• Exterior features: Deck; Covered porch; Paved lot; City street frontage; Publicly maintained road

Interior

• Kitchen: Kitchen on first level
• Bedrooms: Primary bedroom (first level); Bedroom (first level); Bedroom (first level); Bedroom (first level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Central air conditioning; Ceiling fans
• Interior features: Accessible washer/dryer; Electric water heater
• Laundry & utility: Washer/dryer accessibility feature

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#682 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Jackson (rural): math 47% / reading 54% proficiency, ranked #39 of 73 in FL (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 36 active listings in the ZIP; 153 units permitted in Jackson County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($899 loan paydown + $260 appreciation (0.2% local appreciation)).
• Jackson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $130k implies a 373% 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,199 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.31×
• Total profit: $11,132
• Equity at exit: $39,051

10-year hold

• IRR: 11.3%
• Equity multiple: 2.26×
• Total profit: $45,728
• Equity at exit: $47,994

Cash invested: $36,400 (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 32460

• Home prices YoY: 0.1%
• Active inventory: 36
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $216

Break-even live

Break-even rent $1,045

Max offer price $129,999

Occupancy floor 79%

Sensitivity live

Price	-10% $289	-5% $252	+0% $216	+5% $179	+10% $142
Rent	-10% $112	-5% $164	+0% $216	+5% $268	+10% $320
Rate	-1.0pp $281	-0.5pp $249	base $216	+0.5pp $182	+1.0pp $148

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $129,999 Active 83 DOM
2. 2026-06-17
   days on market $129,999 Active 82 DOM
3. 2026-06-16
   days on market $129,999 Active 81 DOM
4. 2026-06-15
   days on market $129,999 Active 80 DOM
5. 2026-06-13
   days on market $129,999 Active 78 DOM
6. 2026-06-12
   days on market $129,999 Active 77 DOM
7. 2026-06-09
   days on market $129,999 Active 74 DOM
8. 2026-06-08
   days on market $129,999 Active 73 DOM
9. 2026-06-07
   days on market $129,999 Active 72 DOM
10. 2026-06-04
    days on market $129,999 Active 68 DOM
11. 2026-06-02
    days on market $129,999 Active 67 DOM
12. 2026-06-01
    days on market $129,999 Active 66 DOM
13. 2026-05-31
    days on market $129,999 Active 65 DOM
14. 2026-05-31
    days on market $129,999 Active 64 DOM
15. 2026-05-21
    price $129,999
16. 2026-03-26
    listed $139,000 Active
17. 2025-11-28
    soldstatus $27,500 Closed 453-char remark

    Show marketing remark (453 chars)

    This is a great investment property, Or you could make it into a nice home, especially if you have a large family. It has 4 good size bedrooms. There is a living room, dining room and kitchen. An extra is a large enclosed porch that has the laundry area, A very large satsuma tree is in the yard that is a heavily bearing treel. With repairs and updates you will have a nice home. There are numerous large azalea bushes that are beautiful when in bloom.

18. 2025-11-13
    status Pending 453-char remark

    Show marketing remark (453 chars)

    This is a great investment property, Or you could make it into a nice home, especially if you have a large family. It has 4 good size bedrooms. There is a living room, dining room and kitchen. An extra is a large enclosed porch that has the laundry area, A very large satsuma tree is in the yard that is a heavily bearing treel. With repairs and updates you will have a nice home. There are numerous large azalea bushes that are beautiful when in bloom.

19. 2025-09-12
    price $49,900 453-char remark

    Show marketing remark (453 chars)

    This is a great investment property, Or you could make it into a nice home, especially if you have a large family. It has 4 good size bedrooms. There is a living room, dining room and kitchen. An extra is a large enclosed porch that has the laundry area, A very large satsuma tree is in the yard that is a heavily bearing treel. With repairs and updates you will have a nice home. There are numerous large azalea bushes that are beautiful when in bloom.

20. 2025-04-21
    listed $59,900 Active 453-char remark

    Show marketing remark (453 chars)

    This is a great investment property, Or you could make it into a nice home, especially if you have a large family. It has 4 good size bedrooms. There is a living room, dining room and kitchen. An extra is a large enclosed porch that has the laundry area, A very large satsuma tree is in the yard that is a heavily bearing treel. With repairs and updates you will have a nice home. There are numerous large azalea bushes that are beautiful when in bloom.

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$8/yr (+$1/mo · 0.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,810
• − Mortgage interest: −$7,282
• − Property taxes: −$1,071
• − Insurance: −$650
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,782
• Taxable income: $495
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $2,469/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: Jackson
• NCES district ID: 1200960
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $36,824
• Composite: 41.92/100
• National rank: #3358
• State rank: #39 of 73 in FL

Livability — Sneads

• Score: 64/100
• State rank: #682
• US rank: #14148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sneads, FL
• Population (ZIP): 5,303

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 46,095 people
• By 2030: 44,432 · -3.6%
• By 2040: 41,077 · -10.9%
• By 2050: 37,587 · -18.5%
• By 2075: 28,921 · -37.3%
• By 2100: 19,332 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 28% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 2% Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 7% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+46.1) · D 26.7% · R 72.7%
• 2008→2024 swing: -18.0pp toward R · 2008: -28.0pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+38.9 2016: R+37.4 2012: R+29.0 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.20%
• Current HPI: 154.5563
• 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

+117.0% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $129,999 CPARMLS
• 2026-03-26 Listed $139,000 CPARMLS
• 2025-11-28 Sold (MLS) $27,500 CPARMLS
• 2025-11-13 Pending — CPARMLS
• 2025-09-12 Price Changed $49,900 CPARMLS
• 2025-04-21 Listed $59,900 CPARMLS

Property tax history

+18.6%/yr

Latest (2025): $1,071 · -5.8% YoY. Source: county tax records.