8697 Wide Rd · Woodville, FL 32305

$75,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 89 Days on market

Built 1995 2.12 ac lot Est $131k · 43% under

---

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

Listing remarks

Priced to Sell – Great Investment Opportunity! This 3-bedroom, 2-bath mobile home offers 1,216 sq ft of living space on a large 91,476 sq ft lot. Built in 1995, the property has solid potential but needs updating, making it perfect for investors, flippers, or buyers looking to customize their home. With no known liens and strong equity potential, this is a great value-add opportunity. The spacious lot provides plenty of room for outdoor use, expansion, or added privacy. Ideal for a fix-and-flip, rental, or affordable home project. Don’t miss this chance to secure a property priced aggressively for a quick sale!

Key facts

• Outdoor use
• Large lot
• 2.12 acre lot

Tags

• LARGE LOT
• OUTDOOR USE
• STRONG EQUITY POTENTIAL
• VALUE-ADD OPPORTUNITY

Property features AI

Finance

• Other: Property sits on approximately 2.12 acres (lot dimensions 165x560x165x560)
• Financial info: Offered for sale
• HOA & community: No HOA or community details listed

Exterior

• Parking: Parking spaces available
• Security: No security features listed
• Utilities: Has heating and cooling (central systems)
• Home design: Single-story; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Unimproved road surface

Interior

• Kitchen: Stove
• Bedrooms: Bedroom 2 (9x10); Bedroom 3 (10x10)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: No laundry or utility details listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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, amenities F, commute 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.
• Zoned schools: Woodville School (math 31% / reading 34%, grade F, #1,787 of 2,144 statewide, top 84%, 492 students, 70% FRL); R. Frank Nims Middle School (math 20% / reading 24%, grade F, #549 of 571 statewide, top 97%, 609 students, 82% FRL); James Rickards High School (math 23% / reading 37%, grade F, #441 of 667 statewide, top 67%, 1,581 students, 57% FRL) — zoned schools average 70% FRL vs 45% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-22 pts) — the specific schools serving this property underperform the Leon average; the district grade overstates school quality for this exact location.
• Market conditions: 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $75k implies a 92% 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; 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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 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. 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: 1.83% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.12%
• DSCR: 2.43
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $131,328
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8328 Sand Ridge Ct	0.50mi	3/2.0	1,248 (+3%)	14mo	$135,000	$108	61

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: 27.1%
• Equity multiple: 2.13×
• Total profit: $23,673
• Equity at exit: $11,183

10-year hold

• IRR: 34.7%
• Equity multiple: 4.18×
• Total profit: $66,814
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$99 /mo · $1,190/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $562

Break-even live

Break-even rent $663

Max offer price $75,000

Occupancy floor 54%

Sensitivity live

Price	-10% $605	-5% $583	+0% $562	+5% $541	+10% $520
Rent	-10% $454	-5% $508	+0% $562	+5% $616	+10% $671
Rate	-1.0pp $600	-0.5pp $581	base $562	+0.5pp $543	+1.0pp $523

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2532 Sugar Pine Ct Tallahassee, FL	2.0	1.0	950	$450	$0.47	15d	1	0.64mi

Listing history 27 events

1. 2026-06-18
   days on market $75,000 Active 89 DOM
2. 2026-06-17
   days on market $75,000 Active 88 DOM
3. 2026-06-16
   days on market $75,000 Active 87 DOM
4. 2026-06-15
   days on market $75,000 Active 86 DOM
5. 2026-06-14
   days on market $75,000 Active 84 DOM
6. 2026-06-10
   days on market $75,000 Active 81 DOM
7. 2026-06-09
   days on market $75,000 Active 80 DOM
8. 2026-06-08
   days on market $75,000 Active 79 DOM
9. 2026-06-07
   days on market $75,000 Active 78 DOM
10. 2026-06-05
    days on market $75,000 Active 75 DOM
11. 2026-06-03
    days on market $75,000 Active 74 DOM
12. 2026-06-02
    days on market $75,000 Active 73 DOM
13. 2026-06-01
    days on market $75,000 Active 72 DOM
14. 2026-05-31
    days on market $75,000 Active 71 DOM
15. 2026-05-30
    days on market $75,000 Active 70 DOM
16. 2026-05-08
    price $75,000
17. 2026-04-10
    price $85,000
18. 2026-03-21
    listed $89,900 Active
19. 2026-03-17
    historical
20. 2026-03-11
    listed $93,000 Active
21. 2026-03-07
    historical $1,050
22. 2026-03-03
    listed $1,050
23. 2026-01-25
    historical $1,050
24. 2026-01-08
    listed $1,050
25. 2007-11-08
    historical
26. 2007-10-17
    listed $54,900
27. 2001-01-08
    soldstatus $39,000

ⓘ 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: $1,190 · $99/mo
• Projected year-2 tax: $1,190 · $99/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 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: $16,494
• − Mortgage interest: −$4,201
• − Property taxes: −$1,190
• − Insurance: −$375
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$2,182
• Taxable income: $5,907
• Est. tax owed @ 24.0%: −$1,418
• After-tax cash flow: $5,328/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

• 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

+92.3% since first listed

12 events — show timeline

• 2026-05-08 Price Changed $75,000 CATRS
• 2026-04-10 Price Changed $85,000 CATRS
• 2026-03-21 Listed $89,900 CATRS
• 2026-03-17 Listing Removed — CATRS
• 2026-03-11 Listed $93,000 CATRS
• 2026-03-07 Rental Removed $1,050 BUILDIUM
• 2026-03-03 Listed for Rent $1,050 BUILDIUM
• 2026-01-25 Rental Removed $1,050 BUILDIUM
• 2026-01-08 Listed for Rent $1,050 BUILDIUM
• 2007-11-08 Listing Removed — CATRS
• 2007-10-17 Listed $54,900 CATRS
• 2001-01-08 Sold (Public Records) $39,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,190 · +1.5% YoY. Source: county tax records.