2 Ac Melon Ln · Grand Ridge, FL 32442

$77,500

1 bd · 1.0 ba · 952 sqft · SingleFamily · 780 Days on market

Built 1976 2.00 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 +23.7/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Barn dominium lovers with space for a nice garden or some animals, no restrictions on this property, there is also additional acreage available. There are some beautiful live oaks. Drive by and look at it.

Key facts

• Beautiful live oaks
• Barndominium lovers
• 2 acre lot

Tags

• BARNDOMINIUM LOVERS
• BEAUTIFUL LIVE OAKS

Property features AI

Finance

• Other: Lot approximately 2 acres (dimensions ~290 x 300)
• Financial info: Annual property tax reported for 2023
• HOA & community: No HOA information provided

Exterior

• Parking: No parking information provided
• Security: No security information provided
• Utilities: No water, sewer, or power details provided
• Home design: Property type: Not specified; Stories: Not specified; Entry level: Not specified; Facing direction: Not specified
• Construction: Block construction; Composition/shingle roof
• Exterior features: Maintained road access; Zoned County

Interior

• Kitchen: Kitchen with breakfast area (part of 12 x 20 space)
• Bedrooms: No bedrooms specified
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling information provided
• Interior features: Living space area with an open layout (20 x 20); Second area includes bathroom and kitchen/breakfast space (12 x 20)
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($865 rent vs $78k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#813 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime D+, health & safety D, amenities 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: 25 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 $8k of equity ($536 loan paydown + $8k appreciation (10.0% local appreciation)).
• Jackson County population projected at -18% 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 780 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• 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 $68,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 780 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 7.5

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: 30.2%
• Equity multiple: 3.38×
• Total profit: $51,611
• Equity at exit: $69,818

10-year hold

• IRR: 26.2%
• Equity multiple: 7.66×
• Total profit: $144,627
• Equity at exit: $150,565

Cash invested: $21,700 (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 32442

• Home prices YoY: 7.7%
• Active inventory: 25
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $865 medium
• Mortgage (P&I): −$406
• Tax est. 1.5%: −$97 /mo · $1,162/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $147

Break-even live

Break-even rent $678

Max offer price $77,500

Occupancy floor 78%

Sensitivity live

Price	-10% $201	-5% $174	+0% $147	+5% $121	+10% $94
Rent	-10% $79	-5% $113	+0% $147	+5% $182	+10% $216
Rate	-1.0pp $186	-0.5pp $167	base $147	+0.5pp $127	+1.0pp $107

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $77,500 Active 780 DOM
2. 2026-06-18
   days on market $77,500 Active 778 DOM
3. 2026-06-17
   days on market $77,500 Active 777 DOM
4. 2026-06-16
   days on market $77,500 Active 776 DOM
5. 2026-06-15
   days on market $77,500 Active 775 DOM
6. 2026-06-13
   days on market $77,500 Active 773 DOM
7. 2026-06-12
   days on market $77,500 Active 772 DOM
8. 2026-06-09
   days on market $77,500 Active 769 DOM
9. 2026-06-08
   days on market $77,500 Active 768 DOM
10. 2026-06-07
    days on market $77,500 Active 767 DOM
11. 2026-06-04
    days on market $77,500 Active 763 DOM
12. 2026-06-02
    days on market $77,500 Active 762 DOM
13. 2026-06-01
    days on market $77,500 Active 761 DOM
14. 2026-05-31
    days on market $77,500 Active 760 DOM
15. 2026-05-31
    days on market $77,500 Active 759 DOM
16. 2024-09-18
    status Active
17. 2024-09-10
    status Pending
18. 2024-04-24
    listed $77,500 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,375
• − Mortgage interest: −$4,341
• − Property taxes: −$1,162
• − Insurance: −$388
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$2,255
• Taxable income: $569
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $1,632/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 — Grand Ridge

• Score: 59/100
• State rank: #813
• US rank: #19820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,709

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 White (81%)
• Race & ethnicity: White 81% Two or more races 8% Black 6% Hispanic / Latino 4%
• Common ancestry: Scottish 2% Italian 2% German 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 11.54%
• Current HPI: 161.0099
• 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

3 events — show timeline

• 2024-09-18 Relisted — CPARMLS
• 2024-09-10 Pending — CPARMLS
• 2024-04-24 Listed $77,500 CPARMLS