2614 North St · Cottondale, FL 32431

$109,500

1 bd · 1.0 ba · 636 sqft · SingleFamily public records · 130 Days on market

Built 1958 0.25 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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks MLS

This cute Florida cottage offers 1 bedroom, 1 bathroom, and an additional room that would be great for an office or nursery. The home has been recently updated with new flooring, new paint, fixtures, brand new stainless kitchen appliances, new bathroom, and more! The rock driveway leads underneath the attached carport and beyond is an outbuilding for storage and laundry room with washer/dryer. The backyard is spacious and there is a second lot behind this parcel that is included. The construction of the home is block on a slab with a metal roof. .the perfect little Florida cottage! Move-in-ready, seller is only accepting cash offers!

Key facts

• Covered front porch
• Outbuilding
• Rock driveway

Tags

• WALK IN SHOWER
• STAINLESS STEEL APPLIANCES
• ROCK DRIVEWAY
• OUTBUILDING
• LARGE FENCED BACKYARD
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Partially furnished units
• HOA & community: Short-term rentals allowed

Exterior

• Parking: One covered parking space
• Utilities: Public sewer
• Home design: Single-story property; Irregular lot shape; Zoned for city
• Construction: Block and concrete construction; Metal roof; Slab foundation; Built with mobile-dimension units (feet)
• Exterior features: Covered porch; Outbuilding; Fenced yard; Paved lot

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: One bedroom (11 x 10.8)
• Bathrooms: One full bathroom (10.4 x 7.5)
• Heating & cooling: Window unit(s) for cooling; Heating: see remarks
• Interior features: Storage space

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (27.8% below list).
• Recommended offer: $79k (27.8% 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 $12k of equity ($757 loan paydown + $11k 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.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $79,052 (27.8% 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 130 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.17%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $51,227
• Equity at exit: $98,646

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $157,502
• Equity at exit: $212,734

Cash invested: $30,660 (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: 11.5×

Monthly cashflow live

• Estimated rent: $791 medium
• Mortgage (P&I): −$574
• Tax est. 1.5%: −$137 /mo · $1,642/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $-132

Break-even live

Break-even rent $958

Max offer price $90,368

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-94	+0% $-132	+5% $-170	+10% $-208
Rent	-10% $-195	-5% $-163	+0% $-132	+5% $-101	+10% $-70
Rate	-1.0pp $-77	-0.5pp $-104	base $-132	+0.5pp $-161	+1.0pp $-189

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $109,500 Active 130 DOM
2. 2026-06-21
   days on market $109,500 Active 129 DOM
3. 2026-06-18
   days on market $109,500 Active 127 DOM
4. 2026-06-17
   days on market $109,500 Active 126 DOM
5. 2026-06-16
   days on market $109,500 Active 125 DOM
6. 2026-06-15
   days on market $109,500 Active 124 DOM
7. 2026-06-13
   days on market $109,500 Active 122 DOM
8. 2026-06-12
   days on market $109,500 Active 121 DOM
9. 2026-06-09
   days on market $109,500 Active 118 DOM
10. 2026-06-08
    days on market $109,500 Active 117 DOM
11. 2026-06-07
    days on market $109,500 Active 116 DOM
12. 2026-06-04
    days on market $109,500 Active 112 DOM
13. 2026-06-02
    days on market $109,500 Active 111 DOM
14. 2026-06-01
    days on market $109,500 Active 110 DOM
15. 2026-05-31
    days on market $109,500 Active 109 DOM
16. 2026-05-31
    days on market $109,500 Active 108 DOM
17. 2026-03-27
    price $109,500
18. 2026-02-09
    listed $115,500 Active
19. 2023-10-16
    soldstatus $78,000
20. 2023-10-13
    soldstatus $78,000 Closed 641-char remark

    Show marketing remark (641 chars)

    This cute Florida cottage offers 1 bedroom, 1 bathroom, and an additional room that would be great for an office or nursery. The home has been recently updated with new flooring, new paint, fixtures, brand new stainless kitchen appliances, new bathroom, and more! The rock driveway leads underneath the attached carport and beyond is an outbuilding for storage and laundry room with washer/dryer. The backyard is spacious and there is a second lot behind this parcel that is included. The construction of the home is block on a slab with a metal roof. .the perfect little Florida cottage! Move-in-ready, seller is only accepting cash offers!

21. 2023-09-20
    status Pending 641-char remark

    Show marketing remark (641 chars)

    This cute Florida cottage offers 1 bedroom, 1 bathroom, and an additional room that would be great for an office or nursery. The home has been recently updated with new flooring, new paint, fixtures, brand new stainless kitchen appliances, new bathroom, and more! The rock driveway leads underneath the attached carport and beyond is an outbuilding for storage and laundry room with washer/dryer. The backyard is spacious and there is a second lot behind this parcel that is included. The construction of the home is block on a slab with a metal roof. .the perfect little Florida cottage! Move-in-ready, seller is only accepting cash offers!

22. 2023-08-24
    status Active 641-char remark

    Show marketing remark (641 chars)

    This cute Florida cottage offers 1 bedroom, 1 bathroom, and an additional room that would be great for an office or nursery. The home has been recently updated with new flooring, new paint, fixtures, brand new stainless kitchen appliances, new bathroom, and more! The rock driveway leads underneath the attached carport and beyond is an outbuilding for storage and laundry room with washer/dryer. The backyard is spacious and there is a second lot behind this parcel that is included. The construction of the home is block on a slab with a metal roof. .the perfect little Florida cottage! Move-in-ready, seller is only accepting cash offers!

23. 2023-08-15
    historical Active Under Contract 641-char remark

    Show marketing remark (641 chars)

    This cute Florida cottage offers 1 bedroom, 1 bathroom, and an additional room that would be great for an office or nursery. The home has been recently updated with new flooring, new paint, fixtures, brand new stainless kitchen appliances, new bathroom, and more! The rock driveway leads underneath the attached carport and beyond is an outbuilding for storage and laundry room with washer/dryer. The backyard is spacious and there is a second lot behind this parcel that is included. The construction of the home is block on a slab with a metal roof. .the perfect little Florida cottage! Move-in-ready, seller is only accepting cash offers!

24. 2023-07-31
    listed $84,900 Active 641-char remark

    Show marketing remark (641 chars)

    This cute Florida cottage offers 1 bedroom, 1 bathroom, and an additional room that would be great for an office or nursery. The home has been recently updated with new flooring, new paint, fixtures, brand new stainless kitchen appliances, new bathroom, and more! The rock driveway leads underneath the attached carport and beyond is an outbuilding for storage and laundry room with washer/dryer. The backyard is spacious and there is a second lot behind this parcel that is included. The construction of the home is block on a slab with a metal roof. .the perfect little Florida cottage! Move-in-ready, seller is only accepting cash offers!

25. 2022-10-19
    soldstatus $35,000 Closed 217-char remark

    Show marketing remark (217 chars)

    Small Block home with 1 bedroom and 1 bath in Cottondale. Needs some TLC. There is a covered carport and a 8 X 10 shed with an extra lot. This listing is 2 parcels - 30-5N-11-0127-00E0-0030 and 30-5N-11-0127-00E0-0040

26. 2022-10-01
    status Pending 217-char remark

    Show marketing remark (217 chars)

    Small Block home with 1 bedroom and 1 bath in Cottondale. Needs some TLC. There is a covered carport and a 8 X 10 shed with an extra lot. This listing is 2 parcels - 30-5N-11-0127-00E0-0030 and 30-5N-11-0127-00E0-0040

27. 2022-09-06
    listed $49,000 Active 217-char remark

    Show marketing remark (217 chars)

    Small Block home with 1 bedroom and 1 bath in Cottondale. Needs some TLC. There is a covered carport and a 8 X 10 shed with an extra lot. This listing is 2 parcels - 30-5N-11-0127-00E0-0030 and 30-5N-11-0127-00E0-0040

ⓘ 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 4/10 Moderate
• 🌡 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: $9,486
• − Mortgage interest: −$6,134
• − Property taxes: −$1,642
• − Insurance: −$548
• − Repairs & maintenance: −$759
• − Management: −$759
• − Depreciation: −$3,185
• Taxable loss: −$3,541
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $-737/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

+123.5% since first listed

11 events — show timeline

• 2026-03-27 Price Changed $109,500 CPARMLS
• 2026-02-09 Listed $115,500 CPARMLS
• 2023-10-16 Sold (Public Records) $78,000 Public Records
• 2023-10-13 Sold (MLS) $78,000 CPARMLS
• 2023-09-20 Pending — CPARMLS
• 2023-08-24 Relisted — CPARMLS
• 2023-08-15 Contingent — CPARMLS
• 2023-07-31 Listed $84,900 CPARMLS
• 2022-10-19 Sold (MLS) $35,000 CPARMLS
• 2022-10-01 Pending — CPARMLS
• 2022-09-06 Listed $49,000 CPARMLS

Property tax history

-1.4%/yr

Latest (2023): $189 · -62.7% YoY. Source: county tax records.