5282 Dothan St · Campbellton, FL 32426

$90,000

2 bd · 1.0 ba · 1,363 sqft · SingleFamily public records · 17 Days on market

Built 1910 1.20 ac lot Est $90k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +4.6/10.0
• Schools +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step into timeless Southern charm with this beautiful 1910 home, perfectly situated on a stunning corner lot just over an acre. Surrounded by mature cedar and oak trees, the setting offers shade, character, and that classic front-porch feel everyone loves. Inside, you'll find gorgeous hardwood floors, original doors and windows, and unique historic details throughout--showcasing the character and craftsmanship of a bygone era. With four fireplaces, each adding its own charm and personality to the home. The home features 2 bedrooms and 2 bathrooms, including a charming clawfoot tub that adds to its vintage appeal. Recent updates include a new septic tank and two new (2025) mini-split systems

Key facts

• Four fireplaces
• Historic details
• Corner lot

Tags

• CORNER LOT
• MATURE CEDAR AND OAK TREES
• HARDWOOD FLOORS
• ORIGINAL DOORS AND WINDOWS
• HISTORIC DETAILS
• FOUR FIREPLACES

Property features AI

Finance

• Financial info: Annual tax amount listed (amount omitted per instructions)
• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Utilities include electricity (supports electric range) and ductless HVAC/win dow units; Water/sewer specifics not listed
• Home design: Single-story layout (all main rooms on first floor); Entry facing not specified; Property type not specified
• Construction: Wood siding exterior; Composition/shingle roof; Pillar/post/pier foundation; Lot approximately 1.2 acres (dimensions approx. 253 x 256 feet)
• Exterior features: Covered porch; Shed(s); Chain link fencing; Paved lot access; City street frontage; Publicly maintained road

Interior

• Kitchen: Electric range; First-floor kitchen (approx. 9 x 14)
• Bedrooms: Two first-floor bedrooms (approx. 15.5 x 13.3 and 13 x 12)
• Bathrooms: Two full bathrooms (both on first floor; approx. 5.7 x 16.5 and 5.5 x 9.1)
• Heating & cooling: Ductless heating; Ductless cooling; Window AC units
• Interior features: Fireplace; Seven total rooms including living and dining areas
• Laundry & utility: No furnished units or included laundry listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#858 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D, health & safety D, schools 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: 4 active listings in the ZIP; 153 units permitted in Jackson County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $622 of loan paydown is wiped out by about $646 of value loss. Plan a longer hold.
• Jackson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $22k; list at $90k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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 F-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. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.34%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $89,958
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5282 Dothan St	0.00mi	2/2.0	1,363 (0%)	1mo	$90,000	$66	96

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

Projected returns pro-forma

-0.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.64×
• Total profit: $16,186
• Equity at exit: $22,948

10-year hold

• IRR: 19.5%
• Equity multiple: 3.01×
• Total profit: $50,615
• Equity at exit: $25,155

Cash invested: $25,200 (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 32426

• Home prices YoY: -0.5%
• Active inventory: 4
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$27 /mo · $329/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $343

Break-even live

Break-even rent $680

Max offer price $90,000

Occupancy floor 64%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-02
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-22
   status Pending
4. 2026-04-14
   listed $90,000 Active
5. 1987-04-01
   soldstatus $22,500

ⓘ 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: $329 · $27/mo
• Projected year-2 tax: $747 · $62/mo
• Expected delta: +$418/yr (+$35/mo · 126.8%)

ⓘ 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 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,366
• − Mortgage interest: −$5,041
• − Property taxes: −$329
• − Insurance: −$450
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,618
• Taxable income: $2,789
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $3,447/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 — Campbellton

• Score: 57/100
• State rank: #858
• US rank: #22104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbellton, FL
• Population (ZIP): 710

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 Black (71%)
• Race & ethnicity: Black 71% White 25% Two or more races 4%
• Foreign-born: 1% · Canada

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: ▼ -0.72%
• Current HPI: 136.2437
• 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

+300.0% since first listed

5 events — show timeline

• 2026-05-02 Pending — CPARMLS
• 2026-04-23 Relisted — CPARMLS
• 2026-04-22 Pending — CPARMLS
• 2026-04-14 Listed $90,000 CPARMLS
• 1987-04-01 Sold (Public Records) $22,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $329 · +6.5% YoY. Source: county tax records.