3128 Main St · Cottondale, FL 32431

$145,000

3 bd · 1.0 ba · 1,726 sqft · SingleFamily public records · 29 Days on market

Built 1927 0.73 ac lot

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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 +14.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Prime Hwy 231 Location - Zoned Commercial with Mixed-Use Potential! Endless opportunity awaits with this 3 bedroom, 1 bathroom home located directly on high-traffic Hwy 231 in Cottondale, FL. Sitting on a generous 0.78+/- acre corner lot with access from three roads, this property offers exceptional visibility and accessibility for a variety of uses. Zoned Commercial, this property opens the door for business ventures—but it doesn't stop there. Per the City of Cottondale, the zoning may be changed to Mixed Use for approximately $550, allowing you to tailor this space to your unique vision, whether it's a live/work setup, rental investment, office, or small business. The home features a flexible bonus room ideal for an office, updated butcher block kitchen counters, a 2019 roof, 2023 HVAC system, newer water heater (2-3 years old), and updated windows. Public water and sewer are connected, and there may be additional septic systems still on site from former homesites—offering even more potential for future development. Property to be sold AS IS; cash or conventional financing only. Bring your vision and take advantage of this rare opportunity in a growing commercial corridor! (Metal shed does not convey; being removed by owners)

Key facts

• Oak trees
• Privacy fence
• Mixed use potential

Tags

• ZONED COMMERCIAL
• MIXED USE POTENTIAL
• CORNER LOT
• ACCESS FROM THREE ROADS
• PRIVACY FENCE
• OAK TREES

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Electricity available; Public sewer
• Home design: Brick construction; Pillar/post/pier foundation
• Construction: Composition/shingle roof; Brick exterior; Built on pillar/post/pier foundation
• Exterior features: Fully fenced yard; Paved lot; Highway frontage

Interior

• Kitchen: Electric range
• Bedrooms: Bedrooms included (number not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Total of 8 rooms; Living room; Dining room; Office

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $37 ($443/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 $126k (12.8% below list).
• Recommended offer: $126k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#649 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools C-, crime D+, health & safety D.
• 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: 45 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 $16k of equity ($1k loan paydown + $14k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $113k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $126,444 (12.8% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $364,186
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3054 Henderson Rd	0.65mi	3/2.0	1,589 (-8%)	17mo	$335,000	$211	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 3.00×
• Total profit: $81,315
• Equity at exit: $130,627

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $237,602
• Equity at exit: $281,703

Cash invested: $40,600 (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 32431

• Home prices YoY: 7.3%
• Active inventory: 45
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $37

Break-even live

Break-even rent $1,218

Max offer price $145,000

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   status $145,000 Pending 29 DOM
2. 2026-06-18
   days on market $145,000 Active 29 DOM
3. 2026-06-17
   days on market $145,000 Active 28 DOM
4. 2026-06-17
   price $145,000 Active 27 DOM
5. 2026-06-16
   days on market $160,000 Active 27 DOM
6. 2026-06-15
   days on market $160,000 Active 26 DOM
7. 2026-06-13
   days on market $160,000 Active 24 DOM
8. 2026-06-12
   days on market $160,000 Active 23 DOM
9. 2026-06-09
   days on market $160,000 Active 20 DOM
10. 2026-06-08
    days on market $160,000 Active 19 DOM
11. 2026-06-07
    days on market $160,000 Active 18 DOM
12. 2026-06-04
    days on market $160,000 Active 14 DOM
13. 2026-06-02
    days on market $160,000 Active 13 DOM
14. 2026-06-01
    pricedays on market $160,000 Active 12 DOM
15. 2026-05-31
    days on market $165,000 Active 11 DOM
16. 2026-05-31
    days on market $165,000 Active 10 DOM
17. 2026-05-19
    listed $165,000 Active
18. 2025-10-13
    soldstatus $113,000
19. 2025-10-10
    soldstatus $113,000 Closed 1263-char remark

    Show marketing remark (1263 chars)

    Prime Hwy 231 Location - Zoned Commercial with Mixed-Use Potential! Endless opportunity awaits with this 3 bedroom, 1 bathroom home located directly on high-traffic Hwy 231 in Cottondale, FL. Sitting on a generous 0.78+/- acre corner lot with access from three roads, this property offers exceptional visibility and accessibility for a variety of uses. Zoned Commercial, this property opens the door for business ventures—but it doesn't stop there. Per the City of Cottondale, the zoning may be changed to Mixed Use for approximately $550, allowing you to tailor this space to your unique vision, whether it's a live/work setup, rental investment, office, or small business. The home features a flexible bonus room ideal for an office, updated butcher block kitchen counters, a 2019 roof, 2023 HVAC system, newer water heater (2-3 years old), and updated windows. Public water and sewer are connected, and there may be additional septic systems still on site from former homesites—offering even more potential for future development. Property to be sold AS IS; cash or conventional financing only. Bring your vision and take advantage of this rare opportunity in a growing commercial corridor! (Metal shed does not convey; being removed by owners)

20. 2025-09-30
    status Pending 1263-char remark

    Show marketing remark (1263 chars)

    Prime Hwy 231 Location - Zoned Commercial with Mixed-Use Potential! Endless opportunity awaits with this 3 bedroom, 1 bathroom home located directly on high-traffic Hwy 231 in Cottondale, FL. Sitting on a generous 0.78+/- acre corner lot with access from three roads, this property offers exceptional visibility and accessibility for a variety of uses. Zoned Commercial, this property opens the door for business ventures—but it doesn't stop there. Per the City of Cottondale, the zoning may be changed to Mixed Use for approximately $550, allowing you to tailor this space to your unique vision, whether it's a live/work setup, rental investment, office, or small business. The home features a flexible bonus room ideal for an office, updated butcher block kitchen counters, a 2019 roof, 2023 HVAC system, newer water heater (2-3 years old), and updated windows. Public water and sewer are connected, and there may be additional septic systems still on site from former homesites—offering even more potential for future development. Property to be sold AS IS; cash or conventional financing only. Bring your vision and take advantage of this rare opportunity in a growing commercial corridor! (Metal shed does not convey; being removed by owners)

21. 2025-08-01
    price $139,000 1263-char remark

    Show marketing remark (1263 chars)

    Prime Hwy 231 Location - Zoned Commercial with Mixed-Use Potential! Endless opportunity awaits with this 3 bedroom, 1 bathroom home located directly on high-traffic Hwy 231 in Cottondale, FL. Sitting on a generous 0.78+/- acre corner lot with access from three roads, this property offers exceptional visibility and accessibility for a variety of uses. Zoned Commercial, this property opens the door for business ventures—but it doesn't stop there. Per the City of Cottondale, the zoning may be changed to Mixed Use for approximately $550, allowing you to tailor this space to your unique vision, whether it's a live/work setup, rental investment, office, or small business. The home features a flexible bonus room ideal for an office, updated butcher block kitchen counters, a 2019 roof, 2023 HVAC system, newer water heater (2-3 years old), and updated windows. Public water and sewer are connected, and there may be additional septic systems still on site from former homesites—offering even more potential for future development. Property to be sold AS IS; cash or conventional financing only. Bring your vision and take advantage of this rare opportunity in a growing commercial corridor! (Metal shed does not convey; being removed by owners)

22. 2025-06-21
    listed $150,000 Active 1263-char remark

    Show marketing remark (1263 chars)

    Prime Hwy 231 Location - Zoned Commercial with Mixed-Use Potential! Endless opportunity awaits with this 3 bedroom, 1 bathroom home located directly on high-traffic Hwy 231 in Cottondale, FL. Sitting on a generous 0.78+/- acre corner lot with access from three roads, this property offers exceptional visibility and accessibility for a variety of uses. Zoned Commercial, this property opens the door for business ventures—but it doesn't stop there. Per the City of Cottondale, the zoning may be changed to Mixed Use for approximately $550, allowing you to tailor this space to your unique vision, whether it's a live/work setup, rental investment, office, or small business. The home features a flexible bonus room ideal for an office, updated butcher block kitchen counters, a 2019 roof, 2023 HVAC system, newer water heater (2-3 years old), and updated windows. Public water and sewer are connected, and there may be additional septic systems still on site from former homesites—offering even more potential for future development. Property to be sold AS IS; cash or conventional financing only. Bring your vision and take advantage of this rare opportunity in a growing commercial corridor! (Metal shed does not convey; being removed by owners)

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,694 · $141/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,173
• − Mortgage interest: −$8,122
• − Property taxes: −$1,694
• − Insurance: −$725
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$4,218
• Taxable loss: −$2,014
• Est. tax savings @ 24.0%: +$483
• After-tax cash flow: $926/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 — Cottondale

• Score: 65/100
• State rank: #649
• US rank: #12805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottondale, FL
• Population (ZIP): 4,887

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: Predominantly White (80%)
• Race & ethnicity: White 80% Black 16% Two or more races 4%
• Common ancestry: Hispanic 4% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 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: ▲ 14.20%
• Current HPI: 208.19
• 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

+10.0% since first listed

6 events — show timeline

• 2026-05-19 Listed $165,000 CPARMLS
• 2025-10-13 Sold (Public Records) $113,000 Public Records
• 2025-10-10 Sold (MLS) $113,000 CPARMLS
• 2025-09-30 Pending — CPARMLS
• 2025-08-01 Price Changed $139,000 CPARMLS
• 2025-06-21 Listed $150,000 CPARMLS

Property tax history

+23.4%/yr

Latest (2025): $1,694 · +367.8% YoY. Source: county tax records.