8711 Freedom Rd · Woodville, FL 32305

$214,999

4 bd · 2.0 ba · 2,358 sqft · Manufactured public records · 9 Days on market

Built 1990 2.86 ac lot Est $208k · at est. $5/mo HOA

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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 +15.0/30.0
• ARV discount +5.9/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy country living on 2.86 acres in Woodville. 5 bedrooms, 2 bathrooms, cathedral ceilings, spacious living room with wood burning fireplace and a screened in back deck with hot tub are just some of the great features you will find in this home. Outside boasts of a large fenced area off the back deck which is perfect for pets or small children, a 2 car carport and a large 1 car detached garage which has extra space inside and out for storage or a work shop area. There are also 2 storage sheds for your garden tools, Well and Septic system, plenty of seasoned fire wood stocked up for your use and much more – Come tour this property, it will not last! long!

Key facts

• On-site horse barn
• Scenic trails
• Nature destinations

Tags

• 2.86 ACRES
• ON-SITE HORSE BARN
• FENCING
• USABLE LAND
• NATURE DESTINATIONS
• SCENIC TRAILS

Property features AI

Finance

• HOA & community: Monthly association fee of $60 covering road maintenance

Exterior

• Parking: Carport with two spaces
• Utilities: Septic tank
• Home design: Single-story home; Triple-wide mobile home; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Deck; Porch (screened); Partial fencing; Horses allowed

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Pantry
• Bedrooms: Includes bonus room and office (additional flexible spaces)
• Flooring: Carpet; Parquet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Wood heating option; Central air conditioning; Attic fan; Wall/window unit(s)
• Interior features: Tray ceilings; Vaulted ceilings; Pantry; Split bedroom layout; Fireplace
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $2 ($25/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 $178k (17.0% below list).
• Recommended offer: $178k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.3% in Woodville — 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 67/100 on livability (#581 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools F, amenities F.
• Leon (urban): math 48% / reading 53% proficiency, ranked #33 of 73 in FL (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 105 active listings in the ZIP; 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).
• This rent runs 45% of the median local income ($48k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Leon County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago 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 $140k; list at $215k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $178,451 (17.0% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $207,504
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Stacia St	0.48mi	4/2.0	2,245 (-5%)	12mo	$198,000	$88	59

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

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-34,729
• Equity at exit: $32,057

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-30,159
• Equity at exit: $18,589

Cash invested: $60,200 (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 32305

• Home prices YoY: -22.5%
• Active inventory: 105
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$119 /mo · $1,430/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$5
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $2

Break-even live

Break-even rent $1,782

Max offer price $214,999

Occupancy floor 95%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 7 events

1. 2026-06-18
   days on market $214,999 Active 9 DOM
2. 2026-06-17
   days on market $214,999 Active 8 DOM
3. 2026-06-16
   days on market $214,999 Active 7 DOM
4. 2026-06-15
   days on market $214,999 Active 6 DOM
5. 2026-06-14
   days on market $214,999 Active 4 DOM
6. 2026-06-10
   remarks 695-char remark
7. 2026-06-10
   listed $214,999 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: $1,430 · $119/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$354/yr (+$30/mo · 24.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,414
• − Mortgage interest: −$12,043
• − Property taxes: −$1,430
• − Insurance: −$1,872
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − HOA: −$60
• − Depreciation: −$6,255
• Taxable loss: −$3,673
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $906/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: Leon
• NCES district ID: 1201110
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $46,339
• Composite: 42.84/100
• National rank: #3131
• State rank: #33 of 73 in FL

Livability — Woodville

• Score: 67/100
• State rank: #581
• US rank: #10723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodville, FL
• County: Leon County · 294,472 people
• Metro: Tallahassee, FL
• Population (ZIP): 19,384
• Household income: $48,045
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 654.0

Population outlook (Leon County) Hauer SSP2

• Today (2025): 315,507 people
• By 2030: 330,677 · +4.8%
• By 2040: 358,465 · +13.6%
• By 2050: 386,804 · +22.6%
• By 2075: 465,480 · +47.5%
• By 2100: 519,959 · +64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 33% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Serbian 1% Hispanic 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Leon

• 2024 margin: Strong D (+21.8) · D 60.3% · R 38.5% · Other 1.2%
• 2008→2024 swing: -2.5pp toward R · 2008: 24.3pp · 2024: 21.8pp
• All cycles: 2024: D+21.8 2020: D+28.3 2016: D+25.1 2012: D+23.6 2008: D+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.40%
• Current HPI: 218.4834
• Rent YoY: —
• Metro: Tallahassee, 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

+1333.3% since first listed

6 events — show timeline

• 2026-06-09 Listed $214,999 CATRS
• 2023-03-21 Sold (Public Records) $140,000 Public Records
• 2023-03-16 Sold (MLS) $140,000 CATRS
• 2023-02-14 Contingent — CATRS
• 2023-02-06 Listed $158,000 CATRS
• 1993-06-17 Sold (Public Records) $15,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,430 · -16.8% YoY. Source: county tax records.