4873 Donna Dr · Marianna, FL 32446

$170,000

3 bd · 2.0 ba · 1,833 sqft · SingleFamily public records · 409 Days on market

Built 1971 1.25 ac lot Est $288k · 41% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home has been greatly reduced. It is being sold AS-IS and will require a cash buyer. The seller WILL NOT MAKE ANY REPAIRS. Unlock the potential of this charming 3 bedroom, 2 bath brick home nestled on a sprawling 1.25 acre lot in a peaceful neighborhood on a paved road. The home is a blank canvas to customize, design, and create the home you've always wanted. This property includes significant recent upgrades including, new windows, new HVAC system, and new durable Hardie board siding. The dishwasher does not work. While the interior awaits your personal touch and TLC, picture your long-awaited dream home. Strategic opportunity to invest in a solid structure with endless possibilities!

Key facts

• One acre lot
• Hardie board siding
• New roof

Tags

• ONE ACRE LOT
• NEW ROOF
• NEW WINDOWS
• NEW HVAC SYSTEM
• HARDIE BOARD SIDING
• TWO SPACIOUS LIVING AREAS

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Electricity available
• Home design: Single-story; Zoned for single-family residential
• Construction: Brick and HardiPlank siding; Composition/shingle roof
• Exterior features: Paved lot

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Primary bedroom; Additional bedrooms (two other bedrooms listed)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Utility room
• Laundry & utility: Utility room (laundry/utility area)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $15 ($181/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 $128k (24.8% below list).
• Recommended offer: $128k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 128 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 409 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $79k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $170k implies a 463% 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; moderate 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 $127,871 (24.8% below list)

Questions for the listing agent

1. It's been on market 409 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $287,781
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4874 Donna Dr	0.04mi	3/2.0	2,076 (+13%)	1mo	$278,000	$134	75
4844 Tall Pine Dr	0.19mi	3/2.0	1,750 (-4%)	13mo	$275,000	$157	72
4962 Dogwood Dr	0.52mi	3/2.0	1,707 (-7%)	3mo	$222,000	$130	62
4941 Odom Dr	0.37mi	3/2.0	2,088 (+14%)	13mo	$347,500	$166	49

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-26,680
• Equity at exit: $25,348

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-22,369
• Equity at exit: $14,698

Cash invested: $47,600 (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 32446

• Home prices YoY: -30.8%
• Active inventory: 128
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $15

Break-even live

Break-even rent $1,260

Max offer price $170,000

Occupancy floor 94%

Sensitivity live

Price	-10% $111	-5% $63	+0% $15	+5% $-33	+10% $-81
Rent	-10% $-86	-5% $-35	+0% $15	+5% $66	+10% $116
Rate	-1.0pp $101	-0.5pp $58	base $15	+0.5pp $-29	+1.0pp $-74

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-12
   statusdays on market $170,000 Pending 409 DOM
2. 2026-06-09
   days on market $170,000 Active 406 DOM
3. 2026-06-08
   days on market $170,000 Active 405 DOM
4. 2026-06-07
   days on market $170,000 Active 404 DOM
5. 2026-06-04
   days on market $170,000 Active 400 DOM
6. 2026-06-02
   days on market $170,000 Active 399 DOM
7. 2026-06-01
   days on market $170,000 Active 398 DOM
8. 2026-05-31
   days on market $170,000 Active 397 DOM
9. 2026-05-31
   days on market $170,000 Active 396 DOM
10. 2026-05-21
    price $170,000
11. 2026-03-26
    price $199,000
12. 2026-01-26
    price $210,000
13. 2025-07-16
    status Active
14. 2025-06-28
    status Pending
15. 2025-06-04
    price $236,000
16. 2025-05-01
    price $240,000
17. 2025-04-11
    listed $249,000 Active
18. 2025-04-06
    historical
19. 2024-12-10
    price $264,500
20. 2024-08-26
    price $269,500
21. 2024-06-26
    price $274,900
22. 2024-05-21
    listed $280,000 Active
23. 1976-01-01
    soldstatus $30,200

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$1,017/yr (+$85/mo · 258.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,345
• − Mortgage interest: −$9,523
• − Property taxes: −$394
• − Insurance: −$850
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$4,945
• Taxable loss: −$2,822
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $858/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

• Population (ZIP): 10,880

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 (68%)
• Race & ethnicity: White 68% Black 19% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -66.55%
• Current HPI: 149.5793
• 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

+462.9% since first listed

14 events — show timeline

• 2026-05-21 Price Changed $170,000 CPARMLS
• 2026-03-26 Price Changed $199,000 CPARMLS
• 2026-01-26 Price Changed $210,000 CPARMLS
• 2025-07-16 Relisted — CPARMLS
• 2025-06-28 Pending — CPARMLS
• 2025-06-04 Price Changed $236,000 CPARMLS
• 2025-05-01 Price Changed $240,000 CPARMLS
• 2025-04-11 Listed $249,000 CPARMLS
• 2025-04-06 Listing Removed — CPARMLS
• 2024-12-10 Price Changed $264,500 CPARMLS
• 2024-08-26 Price Changed $269,500 CPARMLS
• 2024-06-26 Price Changed $274,900 CPARMLS
• 2024-05-21 Listed $280,000 CPARMLS
• 1976-01-01 Sold (Public Records) $30,200 Public Records

Property tax history

-0.3%/yr

Latest (2025): $394 · +2.6% YoY. Source: county tax records.