3735 E 6th St · Springfield, FL 32401

$149,999

3 bd · 2.0 ba · 1,196 sqft · Manufactured public records · 20 Days on market

Built 1994 6,098 sqft lot Est $169k · 11% under

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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 +20.5/30.0
• ARV discount +12.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on market at no fault of the sellers! This beautifully updated mobile home offers the look and feel of a much newer model at a fraction of the cost. The home has been thoughtfully refreshed throughout and is completely move-in ready. Recent improvements include an updated kitchen, refreshed flooring throughout, renovated bathrooms, new sod, updated stairs, and a newly built deck. The home also features a newer metal roof, and the HVAC system has been recently serviced for added comfort and reliability. With modern finishes, a clean and well-maintained interior, and no major projects left to tackle, this property presents a great opportunity to own a turnkey home without the expense of

Key facts

• Pex plumbing
• Brand new kitchen
• New sod

Tags

• BRAND NEW KITCHEN
• FULLY RENOVATED BATHROOMS
• PEX PLUMBING
• NEW SOD
• NEW STAIRS
• NEW DECK

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Home design: Single-story (first floor entry)
• Exterior features: Lot dimensions approximately 50 x 108 feet

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Interior features: Living room; Kitchen; Primary bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.7% in Springfield — 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 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, employment D, crime F.
• Bay (suburban): math 51% / reading 51% proficiency, ranked #29 of 73 in FL (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 258 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).
• This rent runs 36% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago 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.
• Current owner paid $62k; list at $150k implies a 140% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,749 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $168,636
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Sanders Ln	0.19mi	2/2.0 (-1)	1,064 (-11%)	10mo	$155,000	$146	59
4031 E 8th St	0.50mi	3/2.0	1,232 (+3%)	17mo	$80,000	$65	57
3713 E 4th Street St	0.26mi	3/2.0	1,352 (+13%)	12mo	$190,000	$141	56

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 · 0.45% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.63×
• Total profit: $-15,543
• Equity at exit: $22,365

10-year hold

• IRR: -5.1%
• Equity multiple: 0.70×
• Total profit: $-12,402
• Equity at exit: $12,969

Cash invested: $42,000 (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 32401

• Home prices YoY: -32.9%
• Rents YoY: 0.5%
• Active inventory: 258
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $199

Break-even live

Break-even rent $1,312

Max offer price $149,999

Occupancy floor 82%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3719 E 8th Ct Panama City, FL	1.0–4.0	1.0–1.5	950	$1,300	$1.37	21d	1	0.43mi
237 Helen Ave Panama City, FL	2.0	2.0	1000	$1,395	$1.40	21d	1	0.51mi
3914 E 11th St #301 Panama City, FL	2.0	2.0	864	$1,000	$1.16	21d	1	0.63mi
4905 Alameda St Unit 1 Panama City, FL	3.0	2.0	942	$1,295	$1.37	21d	1	0.74mi
906 Kevin Ct Panama City, FL	3.0	2.0	1266	$1,795	$1.42	21d	1	0.76mi
5101 Willow St Panama City, FL	3.0	2.0	1099	$1,500	$1.36	13d	1	0.88mi
5117 E 10th St Unit D Panama City, FL	2.0	1.5	950	$1,250	$1.32	13d	1	0.89mi
5117 E 10th St Apt A Panama City, FL	2.0	1.5	936	$1,200	$1.28	13d	1	0.89mi
208 North Highway 22 A Unit 33 Panama City, FL	3.0	2.0	1080	$1,350	$1.25	21d	1	0.94mi
149 North Highway 22 A Unit 5 Panama City, FL	2.0	1.0	900	$1,140	$1.27	13d	1	0.98mi
1401 Transmitter Rd Unit 15 Panama City, FL	3.0	2.0	1100	$1,395	$1.27	13d	1	0.99mi
526 Camellia Ave Panama City, FL	3.0	2.0	1375	$1,950	$1.42	21d	1	1.03mi
129 Seneca Ave Panama City, FL	3.0	2.0	1449	$1,495	$1.03	13d	1	1.20mi
420 Raven Ln Panama City, FL	3.0	2.0	1251	$1,750	$1.40	21d	1	1.24mi
5115 E 14th St Unit 3 Panama City, FL	2.0	2.0	978	$1,250	$1.28	21d	1	1.26mi
4837 S Lakewood Dr Panama City, FL	2.0	1.5	1116	$1,500	$1.34	21d	1	1.42mi
725 Sherman Ave Unit B Panama City, FL	3.0	1.0	878	$1,250	$1.42	21d	1	1.45mi
229 Callaway Chase Ln Panama City, FL	3.0	2.5	1200	$1,650	$1.38	13d	1	1.45mi
4141 E 15th St Panama City, FL	2.0–3.0	2.0	1082	$1,825	$1.69	13d	9	1.46mi

Listing history 17 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   price $149,999
3. 2026-04-15
   price $154,999
4. 2026-04-14
   status Active
5. 2026-02-27
   price $155,000
6. 2025-12-26
   historical Active Under Contract
7. 2025-12-26
   price $152,500
8. 2025-12-23
   listed $149,999 Active
9. 2025-11-26
   soldstatus $62,500
10. 2024-06-07
    historical
11. 2024-05-06
    price $110,000
12. 2024-04-23
    listed $115,000 Active
13. 2021-12-09
    historical
14. 2007-07-05
    soldstatus $65,000
15. 2007-06-29
    soldstatus $65,000
16. 2007-01-03
    listed $69,900
17. 2006-06-29
    listed $60,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 20 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: $18,763
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$4,364
• Taxable loss: −$5
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $2,385/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: Bay
• NCES district ID: 1200090
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $47,740
• Composite: 43.41/100
• National rank: #3014
• State rank: #29 of 73 in FL

Livability — Springfield

• Score: 59/100
• State rank: #826
• US rank: #20265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, FL
• County: Bay County · 163,593 people
• Metro: Panama City, FL
• Population (ZIP): 18,947
• Household income: $52,523
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 935.0

Population outlook (Bay County) Hauer SSP2

• Today (2025): 206,264 people
• By 2030: 217,740 · +5.6%
• By 2040: 238,738 · +15.7%
• By 2050: 255,545 · +23.9%
• By 2075: 288,295 · +39.8%
• By 2100: 288,638 · +39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 23% Hispanic / Latino 11% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Bay

• 2024 margin: Solid R (+47.4) · D 25.8% · R 73.1% · Other 1.1%
• 2008→2024 swing: -6.6pp toward R · 2008: -40.7pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.5 2016: R+46.3 2012: R+43.6 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.12%
• Current HPI: 290.3312
• Rent YoY: ▲ 0.45%
• Metro: Panama City, FL
• 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

+150.0% since first listed

17 events — show timeline

• 2026-04-30 Pending — CPARMLS
• 2026-04-20 Price Changed $149,999 CPARMLS
• 2026-04-15 Price Changed $154,999 CPARMLS
• 2026-04-14 Relisted — CPARMLS
• 2026-02-27 Price Changed $155,000 CPARMLS
• 2025-12-26 Contingent — CPARMLS
• 2025-12-26 Price Changed $152,500 CPARMLS
• 2025-12-23 Listed $149,999 CPARMLS
• 2025-11-26 Sold (Public Records) $62,500 Public Records
• 2024-06-07 Listing Removed — CPARMLS
• 2024-05-06 Price Changed $110,000 CPARMLS
• 2024-04-23 Listed $115,000 CPARMLS
• 2021-12-09 Listing Removed — CPARMLS
• 2007-07-05 Sold (Public Records) $65,000 Public Records
• 2007-06-29 Sold (MLS) $65,000 CPARMLS
• 2007-01-03 Listed $69,900 CPARMLS
• 2006-06-29 Listed $60,000 CPARMLS

Property tax history

-5.2%/yr

Latest (2025): $171 · +6.0% YoY. Source: county tax records.