2839 Beall Packing Rd · Bonifay, FL 32425

$42,000

2 bd · 1.0 ba · 560 sqft · SingleFamily public records · 58 Days on market

Built 1998 1.00 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
• Appreciation +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

Listing remarks MLS

MULTIPLE OFFERS - BEST OFFERS DUE BY 06/09/25 AT 5:00 PM. Cash buyers only! This AS-IS country charmer sits on a beautiful 1-acre lot shaded by mature oak trees. With tons of potential, it's perfect for a fix and flip, rental, or your next home. The spacious yard offers room to grow, garden, or the opportunity to enjoy rural living. Don't miss this affordable opportunity to bring your vision to life!

Key facts

• 1 acre lot
• Built 1998
• Listed 58 days

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Cooling provided by ceiling fans and window units
• Home design: Single-family residence
• Construction: Metal roof; Vinyl siding
• Exterior features: Covered porch; Partial fencing; Dirt road access

Interior

• Bedrooms: One bedroom on the first level (approx. 8 x 8)
• Bathrooms: One full bathroom on the first level (approx. 4 x 8)
• Heating & cooling: Cooling via ceiling fan(s) and window unit(s)
• Interior features: Ceiling fan(s) and window unit(s) provide cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($790 rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 3.8% in Bonifay — 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 67/100 on livability (#577 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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: 141 active listings in the ZIP; 12 units permitted in Holmes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($290 loan paydown + $4k appreciation (10.0% local appreciation)).
• Holmes County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $40,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.88% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.29%
• DSCR: 2.66
• GRM: 4.4

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: 53.0%
• Equity multiple: 4.92×
• Total profit: $46,141
• Equity at exit: $37,837

10-year hold

• IRR: 46.6%
• Equity multiple: 11.00×
• Total profit: $117,561
• Equity at exit: $81,597

Cash invested: $11,760 (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 32425

• Home prices YoY: 16.2%
• Active inventory: 141
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $790 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $365

Break-even live

Break-even rent $328

Max offer price $42,000

Occupancy floor 49%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-16
   status $42,000 Pending 58 DOM
2. 2026-06-16
   days on market $42,000 Active 58 DOM
3. 2026-06-15
   days on market $42,000 Active 57 DOM
4. 2026-06-14
   days on market $42,000 Active 55 DOM
5. 2026-06-13
   pricedays on market $42,000 Active 54 DOM
6. 2026-06-10
   statusdays on market $55,000 Active 52 DOM
7. 2026-06-08
   status $55,000 Pending 51 DOM
8. 2026-06-07
   days on market $55,000 Active 51 DOM
9. 2026-06-05
   days on market $55,000 Active 48 DOM
10. 2026-06-02
    days on market $55,000 Active 46 DOM
11. 2026-06-01
    days on market $55,000 Active 45 DOM
12. 2026-05-31
    days on market $55,000 Active 44 DOM
13. 2026-05-30
    days on market $55,000 Active 43 DOM
14. 2026-04-27
    price $55,000
15. 2026-04-15
    listed $69,999 Active
16. 2025-06-19
    soldstatus $30,000 Closed 403-char remark

    Show marketing remark (403 chars)

    MULTIPLE OFFERS - BEST OFFERS DUE BY 06/09/25 AT 5:00 PM. Cash buyers only! This AS-IS country charmer sits on a beautiful 1-acre lot shaded by mature oak trees. With tons of potential, it's perfect for a fix and flip, rental, or your next home. The spacious yard offers room to grow, garden, or the opportunity to enjoy rural living. Don't miss this affordable opportunity to bring your vision to life!

17. 2025-06-09
    status Pending 403-char remark

    Show marketing remark (403 chars)

    MULTIPLE OFFERS - BEST OFFERS DUE BY 06/09/25 AT 5:00 PM. Cash buyers only! This AS-IS country charmer sits on a beautiful 1-acre lot shaded by mature oak trees. With tons of potential, it's perfect for a fix and flip, rental, or your next home. The spacious yard offers room to grow, garden, or the opportunity to enjoy rural living. Don't miss this affordable opportunity to bring your vision to life!

18. 2025-06-05
    listed $49,900 Active 403-char remark

    Show marketing remark (403 chars)

    MULTIPLE OFFERS - BEST OFFERS DUE BY 06/09/25 AT 5:00 PM. Cash buyers only! This AS-IS country charmer sits on a beautiful 1-acre lot shaded by mature oak trees. With tons of potential, it's perfect for a fix and flip, rental, or your next home. The spacious yard offers room to grow, garden, or the opportunity to enjoy rural living. Don't miss this affordable opportunity to bring your vision to life!

19. 2025-06-03
    soldstatus $332,500

ⓘ 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: $252 · $21/mo
• Projected year-2 tax: $349 · $29/mo
• Expected delta: +$96/yr (+$8/mo · 38.1%)

ⓘ 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 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: $9,482
• − Mortgage interest: −$2,353
• − Property taxes: −$252
• − Insurance: −$210
• − Repairs & maintenance: −$759
• − Management: −$759
• − Depreciation: −$1,222
• Taxable income: $3,928
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $3,443/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 — Bonifay

• Score: 67/100
• State rank: #577
• US rank: #10976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,944

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Russian/Polish/Slavic 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: ▲ 44.87%
• Current HPI: 322.29
• 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

-83.5% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $55,000 CPARMLS
• 2026-04-15 Listed $69,999 CPARMLS
• 2025-06-19 Sold (MLS) $30,000 CPARMLS
• 2025-06-09 Pending — CPARMLS
• 2025-06-05 Listed $49,900 CPARMLS
• 2025-06-03 Sold (Public Records) $332,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $252 · +14.5% YoY. Source: county tax records.