10960 Co Highway 3280 · Ebro, FL 32455

$159,400

3 bd · 2.0 ba · 1,184 sqft · Manufactured public records · 361 Days on market

Built 2000 0.25 ac lot ↓ 3% since listing

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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 +12.9/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Country Retreat Near the Choctawhatchee River - 10960 Co Hwy 3280 - Can go VA FINANCING Enjoy peaceful country living just 10 miles East of Freeport at this mostly remodeled 3-bedroom, 2-bath home nestled on a spacious lot near the Choctawhatchee River. With 1,184 sq ft of comfortable living space, this home offers a perfect blend of modern updates and rural charm. Relax on the large open front porch--ideal for morning coffee or evening sunsets. The property also features multiple outbuildings, including an 11x22 storage shed, a 10x12 shed that was previously used as a personal beauty salon, and a separate lawn mower shed, providing plenty of space for hobbies, storage, or small

Key facts

• 11x22 storage shed
• 10x12 shed
• Mostly remodeled

Tags

• NEAR CHOCTAWHATCHEE RIVER
• MOSTLY REMODELED
• LARGE OPEN FRONT PORCH
• 11X22 STORAGE SHED
• 10X12 SHED
• SEPARATE LAWN MOWER SHED

Property features AI

Exterior

• Parking: Driveway with space for 4 vehicles
• Utilities: Electric service; Private well water; Septic tank
• Home design: Manufactured home; Single-story
• Construction: Built in 2000; Vinyl siding and trim; Metal roof
• Exterior features: Open porch; Yard building; Workshop; Cleared, level interior lot; Within 1/2 mile to water; County road frontage with paved access

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: 3 bedrooms (all on the first level); Primary bedroom includes double vanity and garden tub
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Unfurnished; Central air conditioning; Central heating
• Laundry & utility: Dedicated laundry room on the first level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $-13 ($-155/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (13.5% below list).
• Recommended offer: $138k (13.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#806 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Walton (rural): math 62% / reading 61% proficiency, ranked #10 of 73 in FL (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Freeport Elementary School (math 50% / reading 57%, grade C, #949 of 2,144 statewide, top 45%, 1,123 students, 55% FRL); Emerald Coast Middle School (math 70% / reading 65%, grade A-, #77 of 571 statewide, top 14%, 868 students, 24% FRL); Freeport Senior High School (math 47% / reading 62%, grade C-, #138 of 667 statewide, top 21%, 557 students, 43% FRL).
• Market conditions: 67 active listings in the ZIP; 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $13k appreciation (8.4% local appreciation)).
• Walton County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,808 (13.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 361 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.86% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.56×
• Total profit: $69,501
• Equity at exit: $126,035

10-year hold

• IRR: 19.1%
• Equity multiple: 5.54×
• Total profit: $202,617
• Equity at exit: $255,036

Cash invested: $44,632 (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 32455

• Home prices YoY: 3.6%
• Active inventory: 67
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$836
• Tax est. 1.5%: −$199 /mo · $2,391/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-13

Break-even live

Break-even rent $1,394

Max offer price $157,534

Occupancy floor 96%

Sensitivity live

Price	-10% $97	-5% $42	+0% $-13	+5% $-68	+10% $-123
Rent	-10% $-122	-5% $-67	+0% $-13	+5% $42	+10% $96
Rate	-1.0pp $67	-0.5pp $28	base $-13	+0.5pp $-54	+1.0pp $-96

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: $39,850
• Closing costs: $4,782
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-10
   price $159,400
2. 2025-12-02
   status Active
3. 2025-10-07
   price $159,900
4. 2025-05-29
   listed $165,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,537
• − Mortgage interest: −$8,929
• − Property taxes: −$2,391
• − Insurance: −$797
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$4,637
• Taxable loss: −$2,863
• Est. tax savings @ 24.0%: +$687
• After-tax cash flow: $532/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: Walton
• NCES district ID: 1201980
• Math proficiency: 62% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $46,794
• Composite: 52.03/100
• National rank: #1634
• State rank: #10 of 73 in FL

Livability — Ebro

• Score: 60/100
• State rank: #806
• US rank: #18889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,903

Population outlook (Walton County) Hauer SSP2

• Today (2025): 80,014 people
• By 2030: 88,120 · +10.1%
• By 2040: 103,537 · +29.4%
• By 2050: 117,034 · +46.3%
• By 2075: 143,901 · +79.8%
• By 2100: 155,138 · +93.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Native American 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Walton

• 2024 margin: Solid R (+57.8) · D 20.7% · R 78.6%
• 2008→2024 swing: -12.0pp toward R · 2008: -45.8pp · 2024: -57.8pp
• All cycles: 2024: R+57.8 2020: R+51.7 2016: R+56.1 2012: R+52.0 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.45%
• Current HPI: 244.4649
• 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

-3.4% since first listed

4 events — show timeline

• 2026-03-10 Price Changed $159,400 ECAR
• 2025-12-02 Relisted — ECAR
• 2025-10-07 Price Changed $159,900 ECAR
• 2025-05-29 Listed $165,000 ECAR

Property tax history

-9.1%/yr

Latest (2025): $75 · +0.0% YoY. Source: county tax records.