7951 Old Spanish · Sneads, FL 32460

$59,000

3 bd · 3.0 ba · 1,392 sqft · SingleFamily public records · 21 Days on market

Built 2004 0.28 ac lot Est $57k · at est. ↓ 24% since listing

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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 +6.0/15.0
• 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

Listing remarks

CREATIVE OPTIONS AVAILABLE! Very convenient location. Amazing opportunity for Investors. Flooring needs work. HVAC 2019. Fix and flip or buy and hold. Seller will be taking the stove and the fridge. Excellent return! Ready to sell now! This is an opportunity you won't want to miss!

Key facts

• Generous yard space
• Serene neighborhood
• 0.28 acre lot

Tags

• WELL-APPOINTED KITCHEN
• GENEROUS YARD SPACE
• SERENE NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Electricity available
• Home design: Single-story property; Metal roof; Vinyl siding with wood frame construction
• Construction: Built with wood frame and vinyl siding; Metal roof
• Exterior features: Deck; Balcony; Covered and open porch

Interior

• Bedrooms: Two bedrooms on the first level; One additional room on the first level (other)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric, forced air); Central air conditioning
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.

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: 36 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 153 units permitted in Jackson County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $526 of equity ($408 loan paydown + $118 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.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 9y ago; this cycle's ask has dropped $30k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• 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 $58,115 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.28% ✓
• Cap rate: 17.14%
• Cash-on-cash: 38.75%
• DSCR: 2.72
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $57,072
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7951 Old Spanish Trl	0.00mi	3/2.5	1,392 (0%)	18mo	$54,499	$39	83
7972 Old Spanish Trl	0.11mi	2/2.0 (-1)	1,256 (-10%)	9mo	$51,500	$41	63
8054 Highway 90	0.59mi	3/1.0	1,391 (-0%)	18mo	$103,000	$74	49
7851 Jenkins St	0.61mi	2/2.0 (-1)	1,328 (-5%)	8mo	$172,000	$130	48
2006 3rd Ave	0.73mi	3/1.0	1,418 (+2%)	21mo	$58,000	$41	37

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: 40.1%
• Equity multiple: 2.99×
• Total profit: $32,897
• Equity at exit: $17,723

10-year hold

• IRR: 43.0%
• Equity multiple: 5.91×
• Total profit: $81,150
• Equity at exit: $21,782

Cash invested: $16,520 (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: 36
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$195 /mo · $2,342/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $533

Break-even live

Break-even rent $670

Max offer price $59,000

Occupancy floor 55%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2057 Gay Ave Sneads, FL	3.0	2.0	1736	$1,345	$0.77	43d	1	0.62mi

Listing history 39 events

1. 2026-05-13
   status Pending
2. 2026-05-11
   price $59,000
3. 2026-05-05
   price $64,000
4. 2026-05-04
   price $69,000
5. 2026-05-04
   price $79,000
6. 2026-04-27
   price $87,000
7. 2026-04-22
   listed $89,000 Active
8. 2026-04-14
   historical
9. 2026-04-14
   price $115,000
10. 2026-03-25
    status Active
11. 2026-03-17
    status Pending
12. 2026-02-24
    listed $165,000 Active
13. 2025-10-31
    listed $170,000 Active
14. 2024-12-19
    soldstatus $54,500
15. 2024-12-18
    soldstatus $54,499 Closed
16. 2024-11-30
    status Pending
17. 2024-09-30
    status Active
18. 2024-09-27
    status Pending
19. 2024-09-04
    price $66,100
20. 2024-08-25
    price $56,100
21. 2024-07-30
    price $66,100
22. 2024-07-26
    status Active
23. 2024-07-24
    status Pending
24. 2024-07-17
    status Active
25. 2024-07-03
    status Pending
26. 2024-06-24
    status Active
27. 2024-05-31
    status Pending
28. 2024-05-08
    price $73,450
29. 2024-03-19
    status Active
30. 2024-03-06
    status Pending
31. 2024-01-30
    price $81,600
32. 2023-11-16
    price $102,000
33. 2023-10-11
    status Active
34. 2023-09-30
    historical
35. 2023-03-30
    listed $120,000 Active
36. 2018-06-04
    soldstatus $69,900
37. 2018-06-04
    soldstatus $69,900
38. 2017-10-16
    listed $69,900
39. 2005-06-28
    soldstatus $78,000

ⓘ 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: $2,342 · $195/mo
• Projected year-2 tax: $2,342 · $195/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $16,140
• − Mortgage interest: −$3,305
• − Property taxes: −$2,342
• − Insurance: −$295
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$1,716
• Taxable income: $5,899
• Est. tax owed @ 24.0%: −$1,416
• After-tax cash flow: $4,985/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

-24.4% since first listed

39 events — show timeline

• 2026-05-13 Pending — CPARMLS
• 2026-05-11 Price Changed $59,000 CPARMLS
• 2026-05-05 Price Changed $64,000 CPARMLS
• 2026-05-04 Price Changed $69,000 CPARMLS
• 2026-05-04 Price Changed $79,000 CPARMLS
• 2026-04-27 Price Changed $87,000 CPARMLS
• 2026-04-22 Listed $89,000 CPARMLS
• 2026-04-14 Listing Removed — CPARMLS
• 2026-04-14 Price Changed $115,000 CPARMLS
• 2026-03-25 Relisted — CPARMLS
• 2026-03-17 Pending — CPARMLS
• 2026-02-24 Listed $165,000 CPARMLS
• 2025-10-31 Listed $170,000 CPARMLS
• 2024-12-19 Sold (Public Records) $54,500 Public Records
• 2024-12-18 Sold (MLS) $54,499 CPARMLS
• 2024-11-30 Pending — CPARMLS
• 2024-09-30 Relisted — CPARMLS
• 2024-09-27 Pending — CPARMLS
• 2024-09-04 Price Changed $66,100 CPARMLS
• 2024-08-25 Price Changed $56,100 CPARMLS
• 2024-07-30 Price Changed $66,100 CPARMLS
• 2024-07-26 Relisted — CPARMLS
• 2024-07-24 Pending — CPARMLS
• 2024-07-17 Relisted — CPARMLS
• 2024-07-03 Pending — CPARMLS
• 2024-06-24 Relisted — CPARMLS
• 2024-05-31 Pending — CPARMLS
• 2024-05-08 Price Changed $73,450 CPARMLS
• 2024-03-19 Relisted — CPARMLS
• 2024-03-06 Pending — CPARMLS
• 2024-01-30 Price Changed $81,600 CPARMLS
• 2023-11-16 Price Changed $102,000 CPARMLS
• 2023-10-11 Relisted — CPARMLS
• 2023-09-30 Listing Removed — CPARMLS
• 2023-03-30 Listed $120,000 CPARMLS
• 2018-06-04 Sold (Public Records) $69,900 Public Records
• 2018-06-04 Sold (MLS) $69,900 CPARMLS
• 2017-10-16 Listed $69,900 CPARMLS
• 2005-06-28 Sold (Public Records) $78,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $2,342 · +0.2% YoY. Source: county tax records.