2971 Sunset Dr · Marianna, FL 32448

$60,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 33 Days on market

Built 1951 8,125 sqft lot Est $118k · 49% under

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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 +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors looking to add to their portfolio. This 3 bedroom, 1 bathroom property offers strong potential as an income-producing rental or flip project. Ideal for those seeking a cash purchase, this property is being marketed for investors ready to bring their vision & maximize returns. With the right updates & improvements, this could be a solid addition to a rental portfolio or a profitable resale. Whether you're expanding your investments or looking for your next project, this property presents an affordable entry point with upside potential. Cash only. Sold as-is.

Key facts

• 8,125 sq ft lot
• Built 1951
• Listed 32 days

Property features AI

Finance

• Other: Total building area recorded as 924 (source: county records)
• HOA & community: No recorded subdivision

Exterior

• Utilities: Electric service; Public water
• Home design: Ranch-style single-story home; Zoned for single-family residential; Facing information not provided
• Construction: Built in 1951; Block construction; Metal roof
• Exterior features: Interior lot; Paved road access

Interior

• Bedrooms: 3 bedrooms — two on the first floor and one in the basement
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric cooling
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 3.3% in Marianna — 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 66/100 on livability (#592 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime 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.
• Zoned schools: Grand Ridge School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 326 students, 50% FRL).
• Market conditions: 163 active listings in the ZIP; 153 units permitted in Jackson County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jackson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.85% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.75%
• DSCR: 2.59
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $118,272
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4214 Kelson Ave	0.67mi	2/1.0 (-1)	900 (-3%)	18mo	$89,000	$99	45
2925 Harley Dr	0.72mi	3/1.5	1,012 (+10%)	12mo	$130,000	$128	39

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: 31.4%
• Equity multiple: 2.32×
• Total profit: $22,145
• Equity at exit: $8,946

10-year hold

• IRR: 38.5%
• Equity multiple: 4.59×
• Total profit: $60,296
• Equity at exit: $5,188

Cash invested: $16,800 (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 32448

• Home prices YoY: -29.9%
• Active inventory: 163
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $500

Break-even live

Break-even rent $475

Max offer price $60,000

Occupancy floor 50%

Sensitivity live

Price	-10% $534	-5% $517	+0% $500	+5% $483	+10% $467
Rent	-10% $413	-5% $457	+0% $500	+5% $544	+10% $588
Rate	-1.0pp $531	-0.5pp $516	base $500	+0.5pp $485	+1.0pp $469

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $60,000 Active 33 DOM
2. 2026-06-21
   days on market $60,000 Active 32 DOM
3. 2026-06-18
   days on market $60,000 Active 30 DOM
4. 2026-06-17
   days on market $60,000 Active 29 DOM
5. 2026-06-16
   days on market $60,000 Active 28 DOM
6. 2026-06-15
   days on market $60,000 Active 27 DOM
7. 2026-06-13
   days on market $60,000 Active 25 DOM
8. 2026-06-12
   days on market $60,000 Active 24 DOM
9. 2026-06-09
   days on market $60,000 Active 21 DOM
10. 2026-06-08
    days on market $60,000 Active 20 DOM
11. 2026-06-07
    days on market $60,000 Active 19 DOM
12. 2026-06-04
    days on market $60,000 Active 15 DOM
13. 2026-06-02
    days on market $60,000 Active 14 DOM
14. 2026-06-01
    days on market $60,000 Active 13 DOM
15. 2026-05-31
    days on market $60,000 Active 12 DOM
16. 2026-05-31
    days on market $60,000 Active 11 DOM
17. 2026-05-19
    status Active 607-char remark

    Show marketing remark (607 chars)

    Great opportunity for investors looking to add to their portfolio. This 3 bedroom, 1 bathroom property offers strong potential as an income-producing rental or flip project. Ideal for those seeking a cash purchase, this property is being marketed for investors ready to bring their vision & maximize returns. With the right updates & improvements, this could be a solid addition to a rental portfolio or a profitable resale. Whether you're expanding your investments or looking for your next project, this property presents an affordable entry point with upside potential. Cash only. Sold as-is.

18. 2026-05-02
    status Pending 607-char remark

    Show marketing remark (607 chars)

    Great opportunity for investors looking to add to their portfolio. This 3 bedroom, 1 bathroom property offers strong potential as an income-producing rental or flip project. Ideal for those seeking a cash purchase, this property is being marketed for investors ready to bring their vision & maximize returns. With the right updates & improvements, this could be a solid addition to a rental portfolio or a profitable resale. Whether you're expanding your investments or looking for your next project, this property presents an affordable entry point with upside potential. Cash only. Sold as-is.

19. 2026-04-10
    listed $60,000 Active 607-char remark

    Show marketing remark (607 chars)

    Great opportunity for investors looking to add to their portfolio. This 3 bedroom, 1 bathroom property offers strong potential as an income-producing rental or flip project. Ideal for those seeking a cash purchase, this property is being marketed for investors ready to bring their vision & maximize returns. With the right updates & improvements, this could be a solid addition to a rental portfolio or a profitable resale. Whether you're expanding your investments or looking for your next project, this property presents an affordable entry point with upside potential. Cash only. Sold as-is.

20. 2026-04-10
    listed $60,000 Active

    Show marketing remark (607 chars)

    Great opportunity for investors looking to add to their portfolio. This 3 bedroom, 1 bathroom property offers strong potential as an income-producing rental or flip project. Ideal for those seeking a cash purchase, this property is being marketed for investors ready to bring their vision & maximize returns. With the right updates & improvements, this could be a solid addition to a rental portfolio or a profitable resale. Whether you're expanding your investments or looking for your next project, this property presents an affordable entry point with upside potential. Cash only. Sold as-is.

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $498 · $42/mo
• Expected delta: +$74/yr (+$6/mo · 17.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,298
• − Mortgage interest: −$3,361
• − Property taxes: −$424
• − Insurance: −$300
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,745
• Taxable income: $5,340
• Est. tax owed @ 24.0%: −$1,282
• After-tax cash flow: $4,724/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 — Marianna

• Score: 66/100
• State rank: #592
• US rank: #11318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marianna, FL
• Population (ZIP): 8,041

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 0.56)
• Race & ethnicity: White 52% Black 41% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -59.86%
• Current HPI: 140.1373
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-19 Relisted — CPARMLS
• 2026-05-02 Pending — CPARMLS
• 2026-04-10 Listed $60,000 ECAR
• 2026-04-10 Listed $60,000 CPARMLS

Property tax history

+6.2%/yr

Latest (2025): $424 · +9.2% YoY. Source: county tax records.