7868 Suellen St · Sneads, FL 32460

$159,900

3 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 61 Days on market

Built 2000 1.13 ac lot

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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 +15.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom 2 Bath DWMH with 1536 sq. ft. sitting on 2.16 acres!! Located in the City Limits of Sneads and close to Everything! Open Floorplan with a gas fireplace! Central Heat and Air. This home is Priced to Sell so act today before this home is gone!!

Key facts

• Lake seminole
• Split floor plan
• Fresh interior paint

Tags

• 1 ACRES
• THREE RIVERS STATE PARK
• LAKE SEMINOLE
• BRAND NEW LVP FLOORING
• FRESH INTERIOR PAINT
• SPLIT FLOOR PLAN

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Electricity available
• Home design: Double wide mobile home; Irregular lot shape; Gravel road access
• Construction: Mobile home (double wide)
• Exterior features: Shed(s)

Interior

• Kitchen: Kitchen (10 x 12)
• Bedrooms: Two additional bedrooms (10 x 12 and 10 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace(s); Central air conditioning
• Interior features: 9 total rooms; Breakfast nook; Dining room; Living room; Primary bedroom with primary bathroom; Full bath

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $55 ($661/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 $134k (15.9% below list).
• Recommended offer: $134k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#682 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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.
• Market conditions: 37 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 153 units permitted in Jackson County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $319 appreciation (0.2% local appreciation)).
• 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 61 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; list at $160k implies a 93% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,500 (15.9% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 16% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.84% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $300
• Equity at exit: $48,033

10-year hold

• IRR: 5.5%
• Equity multiple: 1.61×
• Total profit: $27,314
• Equity at exit: $59,033

Cash invested: $44,772 (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 32460

• Home prices YoY: 0.1%
• Active inventory: 37
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $55

Break-even live

Break-even rent $1,275

Max offer price $159,900

Occupancy floor 91%

Sensitivity live

Price	-10% $146	-5% $100	+0% $55	+5% $10	+10% $-35
Rent	-10% $-51	-5% $2	+0% $55	+5% $108	+10% $161
Rate	-1.0pp $136	-0.5pp $96	base $55	+0.5pp $14	+1.0pp $-28

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2057 Gay Ave Sneads, FL	3.0	2.0	1736	$1,345	$0.77	44d	1	0.61mi

Listing history 25 events

1. 2026-06-21
   days on market $159,900 Active 61 DOM
2. 2026-06-18
   days on market $159,900 Active 59 DOM
3. 2026-06-17
   days on market $159,900 Active 58 DOM
4. 2026-06-16
   days on market $159,900 Active 57 DOM
5. 2026-06-15
   days on market $159,900 Active 56 DOM
6. 2026-06-13
   days on market $159,900 Active 54 DOM
7. 2026-06-12
   days on market $159,900 Active 53 DOM
8. 2026-06-09
   days on market $159,900 Active 50 DOM
9. 2026-06-08
   days on market $159,900 Active 49 DOM
10. 2026-06-07
    days on market $159,900 Active 48 DOM
11. 2026-06-04
    days on market $159,900 Active 44 DOM
12. 2026-06-02
    days on market $159,900 Active 43 DOM
13. 2026-06-01
    days on market $159,900 Active 42 DOM
14. 2026-05-31
    days on market $159,900 Active 41 DOM
15. 2026-05-31
    days on market $159,900 Active 40 DOM
16. 2026-04-17
    listed $169,900 Active
17. 2026-04-17
    historical
18. 2026-02-05
    price $164,900
19. 2026-01-19
    status Active
20. 2026-01-09
    historical Active Under Contract
21. 2025-12-19
    price $168,500
22. 2025-10-17
    listed $169,900 Active
23. 2025-05-20
    soldstatus $83,000
24. 2017-08-04
    soldstatus $30,000 252-char remark

    Show marketing remark (252 chars)

    3 Bedroom 2 Bath DWMH with 1536 sq. ft. sitting on 2.16 acres!! Located in the City Limits of Sneads and close to Everything! Open Floorplan with a gas fireplace! Central Heat and Air. This home is Priced to Sell so act today before this home is gone!!

25. 2017-06-09
    listed $27,000 252-char remark

    Show marketing remark (252 chars)

    3 Bedroom 2 Bath DWMH with 1536 sq. ft. sitting on 2.16 acres!! Located in the City Limits of Sneads and close to Everything! Open Floorplan with a gas fireplace! Central Heat and Air. This home is Priced to Sell so act today before this home is gone!!

ⓘ 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: $1,227 · $102/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$100/yr (+$8/mo · 8.1%)

ⓘ 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 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,140
• − Mortgage interest: −$8,957
• − Property taxes: −$1,227
• − Insurance: −$800
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$4,652
• Taxable loss: −$2,078
• Est. tax savings @ 24.0%: +$499
• After-tax cash flow: $1,160/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 — Sneads

• Score: 64/100
• State rank: #682
• US rank: #14148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sneads, FL
• Population (ZIP): 5,303

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 0.59)
• Race & ethnicity: White 57% Black 28% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 2% Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 7% Other Indo-European 2% French/Haitian/Cajun 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: ▲ 0.20%
• Current HPI: 154.5563
• 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

+529.3% since first listed

10 events — show timeline

• 2026-04-17 Listing Removed — CPARMLS
• 2026-04-17 Listed $169,900 CPARMLS
• 2026-02-05 Price Changed $164,900 CPARMLS
• 2026-01-19 Relisted — CPARMLS
• 2026-01-09 Contingent — CPARMLS
• 2025-12-19 Price Changed $168,500 CPARMLS
• 2025-10-17 Listed $169,900 CPARMLS
• 2025-05-20 Sold (Public Records) $83,000 Public Records
• 2017-08-04 Sold (MLS) $30,000 CPARMLS
• 2017-06-09 Listed $27,000 CPARMLS

Property tax history

+10.2%/yr

Latest (2025): $1,227 · +8.0% YoY. Source: county tax records.