7825 Highway 90 · Sneads, FL 32460

$165,000

2 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 217 Days on market

Built 2023 8,276 sqft lot ↓ 13% since listing

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.2/10.0

Listing remarks

CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS. Brand New Feel, Smart Value: Two Bedroom, Two Bath home in Sneads built in 2023 and still feeling brand new! This home offers modern comfort in a secluded setting just off Highway 90 in Sneads. Enjoy a large living area with an open, versatile layout, perfect for daily living or entertaining. The property has a mobile home on it that will be removed and cleaned prior to closing.

Key facts

• Large living area
• Secluded setting
• 8,276 sq ft lot

Tags

• LARGE LIVING AREA
• OPEN VERSATILE LAYOUT
• SECLUDED SETTING

Property features AI

Exterior

• Utilities: Electricity available; Public sewer
• Home design: Single-family zoning
• Exterior features: Covered porch; Paved lot

Interior

• Kitchen: Electric oven
• Bedrooms: Primary bedroom; Additional bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: 6 total rooms; Covered porch
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (25.8% below list).
• Recommended offer: $122k (25.8% 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; 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 + $330 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 217 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,469 (25.8% 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 217 days. Have you received any prior offers? Is the seller open to a 26% 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 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?
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: 0.74% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.11%
• DSCR: 0.82
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $43,624
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2098 River Rd	0.68mi	2/1.0	1,028 (-3%)	14mo	$26,000	$25	47
7966 Old Spanish Trl	0.74mi	2/2.0	1,158 (+9%)	17mo	$47,000	$41	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -6.1%
• Equity multiple: 0.71×
• Total profit: $-13,330
• Equity at exit: $49,565

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,115
• Equity at exit: $60,916

Cash invested: $46,200 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$192 /mo · $2,299/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-158

Break-even live

Break-even rent $1,425

Max offer price $137,076

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-111	+0% $-158	+5% $-205	+10% $-251
Rent	-10% $-255	-5% $-206	+0% $-158	+5% $-110	+10% $-61
Rate	-1.0pp $-75	-0.5pp $-116	base $-158	+0.5pp $-201	+1.0pp $-244

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $165,000 Active 217 DOM
2. 2026-06-21
   days on market $165,000 Active 216 DOM
3. 2026-06-18
   days on market $165,000 Active 214 DOM
4. 2026-06-17
   days on market $165,000 Active 213 DOM
5. 2026-06-16
   days on market $165,000 Active 212 DOM
6. 2026-06-15
   days on market $165,000 Active 211 DOM
7. 2026-06-13
   days on market $165,000 Active 209 DOM
8. 2026-06-12
   days on market $165,000 Active 208 DOM
9. 2026-06-09
   days on market $165,000 Active 205 DOM
10. 2026-06-08
    days on market $165,000 Active 204 DOM
11. 2026-06-07
    days on market $165,000 Active 203 DOM
12. 2026-06-04
    days on market $165,000 Active 199 DOM
13. 2026-06-02
    days on market $165,000 Active 198 DOM
14. 2026-06-01
    days on market $165,000 Active 197 DOM
15. 2026-05-31
    days on market $165,000 Active 196 DOM
16. 2026-05-31
    days on market $165,000 Active 195 DOM
17. 2026-05-13
    price $165,000
18. 2026-05-04
    status Active
19. 2026-04-23
    historical Active Under Contract
20. 2026-04-09
    status Active
21. 2026-01-09
    price $179,500
22. 2025-10-30
    listed $190,000 Active

ⓘ 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: $2,299 · $192/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $14,696
• − Mortgage interest: −$9,243
• − Property taxes: −$2,299
• − Insurance: −$825
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$4,800
• Taxable loss: −$4,821
• Est. tax savings @ 24.0%: +$1,157
• After-tax cash flow: $-740/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

-13.2% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $165,000 CPARMLS
• 2026-05-04 Relisted — CPARMLS
• 2026-04-23 Contingent — CPARMLS
• 2026-04-09 Relisted — CPARMLS
• 2026-01-09 Price Changed $179,500 CPARMLS
• 2025-10-30 Listed $190,000 CPARMLS

Property tax history

+37.2%/yr

Latest (2025): $2,299 · +0.4% YoY. Source: county tax records.