3748 NW 29th Trl · Jennings, FL 32053

$123,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 125 Days on market

Built 1989 2.10 ac lot $18/mo HOA · 2% of rent

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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 +14.8/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +3.1/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very Private Country setting - 2 Lots totaling 2.1 acres, one whole acre between you and the neighbor. Cute, clean older mobile home. Newer metal roof with tie downs and new Carrier 3 ton (AC/Heat) and were all added in 2021. Extra storage area on the back screened in porch. A 2nd electrical panel is out back for whatever you may need. Relaxed Deed restrictions with this POA. The property owner's association fee covers road maintenance, and access to the community pool and lake. Owner will consider a Lease Option to Buy with 20% Down.

Key facts

• 2.1 acre privacy
• Extra storage area
• Newer metal roof

Tags

• 2.1 ACRE PRIVACY
• NEWER METAL ROOF
• 3 TON CARRIER AC HEAT SYSTEM
• SCREENED IN BACK PORCH
• EXTRA STORAGE AREA
• SECOND ELECTRICAL PANEL

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $220; Community pool

Exterior

• Parking: 3-car garage
• Utilities: Private well water
• Home design: Manufactured home; Residential property; AG-4 zoning
• Construction: Frame construction
• Exterior features: Metal roof; Private maintained road; Located in a cul-de-sac

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $123k.

Deal economics

• At list price, monthly cash flow is $34 ($411/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 $99k (19.3% below list).
• Recommended offer: $99k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.9% in Jennings — 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 58/100 on livability (#843 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, crime D-.
• 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: 68 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 $11k of equity ($850 loan paydown + $11k appreciation (8.6% 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 (8.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 17% 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; severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,257 (19.3% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.67×
• Total profit: $57,360
• Equity at exit: $98,292

10-year hold

• IRR: 20.1%
• Equity multiple: 5.79×
• Total profit: $165,054
• Equity at exit: $199,920

Cash invested: $34,440 (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 32053

• Home prices YoY: 1.9%
• Active inventory: 68
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$51
• HOA: −$18
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $34

Break-even live

Break-even rent $949

Max offer price $123,000

Occupancy floor 92%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $18 · $216/yr
• Likely covers: electricpool

Listing history 25 events

1. 2026-06-19
   days on market $123,000 Active 125 DOM
2. 2026-06-18
   days on market $123,000 Active 124 DOM
3. 2026-06-17
   days on market $123,000 Active 123 DOM
4. 2026-06-16
   days on market $123,000 Active 122 DOM
5. 2026-06-15
   days on market $123,000 Active 121 DOM
6. 2026-06-14
   days on market $123,000 Active 119 DOM
7. 2026-06-13
   days on market $123,000 Active 118 DOM
8. 2026-06-10
   days on market $123,000 Active 116 DOM
9. 2026-06-09
   days on market $123,000 Active 115 DOM
10. 2026-06-08
    days on market $123,000 Active 114 DOM
11. 2026-06-07
    days on market $123,000 Active 113 DOM
12. 2026-06-05
    pricedays on market $123,000 Active 110 DOM
13. 2026-06-02
    days on market $129,900 Active 108 DOM
14. 2026-06-01
    days on market $129,900 Active 107 DOM
15. 2026-05-31
    days on market $129,900 Active 106 DOM
16. 2026-05-30
    days on market $129,900 Active 105 DOM
17. 2026-02-14
    listed $129,900 Active
18. 2025-10-03
    soldstatus $105,000
19. 2025-09-12
    historical Active Under Contract 540-char remark

    Show marketing remark (540 chars)

    Very Private Country setting - 2 Lots totaling 2.1 acres, one whole acre between you and the neighbor. Cute, clean older mobile home. Newer metal roof with tie downs and new Carrier 3 ton (AC/Heat) and were all added in 2021. Extra storage area on the back screened in porch. A 2nd electrical panel is out back for whatever you may need. Relaxed Deed restrictions with this POA. The property owner's association fee covers road maintenance, and access to the community pool and lake. Owner will consider a Lease Option to Buy with 20% Down.

20. 2025-09-11
    soldstatus $105,000 Closed 540-char remark

    Show marketing remark (540 chars)

    Very Private Country setting - 2 Lots totaling 2.1 acres, one whole acre between you and the neighbor. Cute, clean older mobile home. Newer metal roof with tie downs and new Carrier 3 ton (AC/Heat) and were all added in 2021. Extra storage area on the back screened in porch. A 2nd electrical panel is out back for whatever you may need. Relaxed Deed restrictions with this POA. The property owner's association fee covers road maintenance, and access to the community pool and lake. Owner will consider a Lease Option to Buy with 20% Down.

21. 2025-07-31
    status Active 540-char remark

    Show marketing remark (540 chars)

    Very Private Country setting - 2 Lots totaling 2.1 acres, one whole acre between you and the neighbor. Cute, clean older mobile home. Newer metal roof with tie downs and new Carrier 3 ton (AC/Heat) and were all added in 2021. Extra storage area on the back screened in porch. A 2nd electrical panel is out back for whatever you may need. Relaxed Deed restrictions with this POA. The property owner's association fee covers road maintenance, and access to the community pool and lake. Owner will consider a Lease Option to Buy with 20% Down.

22. 2025-05-22
    price $109,950 540-char remark

    Show marketing remark (540 chars)

    Very Private Country setting - 2 Lots totaling 2.1 acres, one whole acre between you and the neighbor. Cute, clean older mobile home. Newer metal roof with tie downs and new Carrier 3 ton (AC/Heat) and were all added in 2021. Extra storage area on the back screened in porch. A 2nd electrical panel is out back for whatever you may need. Relaxed Deed restrictions with this POA. The property owner's association fee covers road maintenance, and access to the community pool and lake. Owner will consider a Lease Option to Buy with 20% Down.

23. 2025-03-21
    listed $115,000 Active 540-char remark

    Show marketing remark (540 chars)

    Very Private Country setting - 2 Lots totaling 2.1 acres, one whole acre between you and the neighbor. Cute, clean older mobile home. Newer metal roof with tie downs and new Carrier 3 ton (AC/Heat) and were all added in 2021. Extra storage area on the back screened in porch. A 2nd electrical panel is out back for whatever you may need. Relaxed Deed restrictions with this POA. The property owner's association fee covers road maintenance, and access to the community pool and lake. Owner will consider a Lease Option to Buy with 20% Down.

24. 2021-10-13
    soldstatus $85,000 664-char remark

    Show marketing remark (664 chars)

    Country living on 2.1 acres in a newly remodeled single wide with access to lake fishing and community swimming pool, convenient to Jasper, Jennings, Live Oak, and Lake Park. One acre is cleared with scattered trees and the other acre is wooded for privacy between you and the neighbor. You may have two dwellings here as there are two one acre parcels. New front porch, new skirting, new floor covering throughout, new 3 1/2 ton heat pump A/C with new duct work, metal roof, large open yard for plenty of parking and a fire pit for entertaining with privacy on a cul de sac. Convenient to Suwannee and Alapaha rivers. Would be a great place for a weekend getaway.

25. 1998-04-01
    soldstatus $14,000

ⓘ 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: $427 · $36/mo
• Projected year-2 tax: $1,021 · $85/mo
• Expected delta: +$594/yr (+$49/mo · 139.1%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,911
• − Mortgage interest: −$6,890
• − Property taxes: −$427
• − Insurance: −$615
• − Repairs & maintenance: −$953
• − Management: −$953
• − HOA: −$216
• − Depreciation: −$3,578
• Taxable loss: −$1,721
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $824/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 — Jennings

• Score: 58/100
• State rank: #843
• US rank: #21026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,707

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 0.63)
• Race & ethnicity: White 50% Black 25% Hispanic / Latino 22% Two or more races 5% Native American 5%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Subsaharan African 5% Slovak 2% Hispanic 2%
• Foreign-born: 8% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3%

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: ▲ 8.57%
• Current HPI: 449.0265
• 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

+827.9% since first listed

9 events — show timeline

• 2026-02-14 Listed $129,900 NFMLS
• 2025-10-03 Sold (Public Records) $105,000 Public Records
• 2025-09-12 Contingent — NFMLS
• 2025-09-11 Sold (MLS) $105,000 NFMLS
• 2025-07-31 Relisted — NFMLS
• 2025-05-22 Price Changed $109,950 NFMLS
• 2025-03-21 Listed $115,000 NFMLS
• 2021-10-13 Sold (MLS) $85,000 NFMLS
• 1998-04-01 Sold (Public Records) $14,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $427 · -5.6% YoY. Source: county tax records.