1105 Highway 171 · Graceville, FL 32440

$45,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 29 Days on market

Built 1971 0.47 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on approximately half an acre across from beautiful rolling farmlands, this property offers a peaceful setting with plenty of potential. The existing mobile home it holds minimal value, making this an ideal opportunity for those looking for a land purchase, future homesite, investment property, or renovation project. Utilities are already in place, providing a head start for your vision. Enjoy the quiet country atmosphere while still being conveniently located near Bonifay and the FL/AL line. Property is being sold as-is and priced primarily for land value.

Key facts

• Utilities in place
• Land purchase
• Investment property

Tags

• HALF AN ACRE
• ROLLING FARMLANDS
• LAND PURCHASE
• FUTURE HOMESITE
• INVESTMENT PROPERTY
• UTILITIES IN PLACE

Property features AI

Finance

• Other: Units partially furnished
• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Electricity available
• Exterior features: Approximately 0.47 acre lot; Irregular lot dimensions

Interior

• Bedrooms: Bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: 2 total rooms; Living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($750 rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#528 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Holmes (rural): math 44% / reading 45% proficiency, ranked #53 of 73 in FL (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12 units permitted in Holmes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Holmes County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $45k implies a 650% 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; 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 $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.67% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.02%
• DSCR: 2.34
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.6%
• Equity multiple: 2.01×
• Total profit: $12,772
• Equity at exit: $6,710

10-year hold

• IRR: 32.4%
• Equity multiple: 3.93×
• Total profit: $36,932
• Equity at exit: $3,891

Cash invested: $12,600 (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 32440

• Home prices YoY: -19.4%
• Active inventory: 62
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $315

Break-even live

Break-even rent $351

Max offer price $45,000

Occupancy floor 53%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5457 Creel St Graceville, FL	2.0	1.0	800	$750	$0.94	21d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $45,000 Active 29 DOM
2. 2026-06-17
   days on market $45,000 Active 28 DOM
3. 2026-06-16
   days on market $45,000 Active 27 DOM
4. 2026-06-15
   days on market $45,000 Active 26 DOM
5. 2026-06-14
   days on market $45,000 Active 24 DOM
6. 2026-06-13
   pricedays on market $45,000 Active 23 DOM
7. 2026-06-10
   days on market $50,000 Active 21 DOM
8. 2026-06-09
   days on market $50,000 Active 20 DOM
9. 2026-06-08
   days on market $50,000 Active 19 DOM
10. 2026-06-07
    days on market $50,000 Active 18 DOM
11. 2026-06-05
    days on market $50,000 Active 15 DOM
12. 2026-06-02
    days on market $50,000 Active 13 DOM
13. 2026-06-01
    days on market $50,000 Active 12 DOM
14. 2026-05-31
    days on market $50,000 Active 11 DOM
15. 2026-05-30
    days on market $50,000 Active 10 DOM
16. 2026-05-20
    listed $50,000 Active
17. 2003-05-19
    soldstatus $6,000

ⓘ 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: $271 · $23/mo
• Projected year-2 tax: $374 · $31/mo
• Expected delta: +$102/yr (+$9/mo · 37.8%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,000
• − Mortgage interest: −$2,521
• − Property taxes: −$271
• − Insurance: −$225
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$1,309
• Taxable income: $3,234
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $3,006/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: Holmes
• NCES district ID: 1200900
• Math proficiency: 44% ▼ -5.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $35,365
• Composite: 36.83/100
• National rank: #4558
• State rank: #53 of 73 in FL

Livability — Graceville

• Score: 68/100
• State rank: #528
• US rank: #9865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,048

Population outlook (Holmes County) Hauer SSP2

• Today (2025): 17,963 people
• By 2030: 17,245 · -4.0%
• By 2040: 15,970 · -11.1%
• By 2050: 14,905 · -17.0%
• By 2075: 12,327 · -31.4%
• By 2100: 9,760 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Holmes

• 2024 margin: Solid R (+80.2) · D 9.7% · R 89.9%
• 2008→2024 swing: -15.1pp toward R · 2008: -65.0pp · 2024: -80.2pp
• All cycles: 2024: R+80.2 2020: R+78.9 2016: R+77.9 2012: R+68.3 2008: R+65.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.19%
• Current HPI: 154.1728
• 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

+733.3% since first listed

2 events — show timeline

• 2026-05-20 Listed $50,000 CPARMLS
• 2003-05-19 Sold (Public Records) $6,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $271 · +19.8% YoY. Source: county tax records.