2714 Ed Hall Ln · Chattahoochee, FL 39845

$159,900

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 133 Days on market

Built 2007 0.92 ac lot $75/sqft · 21% below area Est $201k · 21% under

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Why this score? — see what drove the C- 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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this well-maintained four-bedroom, two-bath double-wide mobile home situated on 0.92 acres spanning two lots in Seminole County, Georgia. The home features an open floor plan with a spacious living area and a kitchen highlighted by an island—ideal for everyday living or entertaining guests. The generous primary suite includes a separate shower, a soaking tub, and plenty of room to unwind. You'll also appreciate the separate living room and den, complete with one wood-burning fireplace and one electric fireplace for added comfort and charm. Outside, enjoy the back deck along with a boathouse, an awning, and a separate storage room, offering ample space for tools, equipment, and lake essentials. Located just minutes from Lake Seminole, this property provides the perfect blend of comfort, space, and convenient access to outdoor recreation.

Key facts

• Open floor plan
• Boathouse
• Back deck

Tags

• OPEN FLOOR PLAN
• SEPARATE LIVING ROOM
• WOOD BURNING FIREPLACE
• ELECTRIC FIREPLACE
• BACK DECK
• BOATHOUSE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (13.8% below list).
• Recommended offer: $138k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.9% in Chattahoochee — 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 71/100 on livability (#401 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: employment D, schools F, amenities F.
• Seminole County (rural): math 26% / reading 31% proficiency, ranked #108 of 174 in GA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 units permitted in Seminole County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Seminole County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $160k implies a 128% 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 $137,908 (13.8% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (median comp): $201,276
• List price: $159,900
• Delta: -20.56%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-19,187
• Equity at exit: $23,842

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-8,201
• Equity at exit: $13,825

Cash invested: $44,772 (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 39845

• Home prices YoY: -6.8%
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $106

Break-even live

Break-even rent $1,244

Max offer price $159,900

Occupancy floor 87%

Sensitivity live

Price	-10% $197	-5% $152	+0% $106	+5% $61	+10% $16
Rent	-10% $-3	-5% $52	+0% $106	+5% $161	+10% $215
Rate	-1.0pp $187	-0.5pp $147	base $106	+0.5pp $65	+1.0pp $23

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $159,900 Active 133 DOM
2. 2026-06-18
   days on market $159,900 Active 131 DOM
3. 2026-06-17
   days on market $159,900 Active 130 DOM
4. 2026-06-16
   days on market $159,900 Active 129 DOM
5. 2026-06-15
   days on market $159,900 Active 128 DOM
6. 2026-06-13
   days on market $159,900 Active 126 DOM
7. 2026-06-12
   days on market $159,900 Active 125 DOM
8. 2026-06-09
   days on market $159,900 Active 122 DOM
9. 2026-06-08
   days on market $159,900 Active 121 DOM
10. 2026-06-07
    days on market $159,900 Active 120 DOM
11. 2026-06-07
    pricedays on market $159,900 Active 119 DOM
12. 2026-04-15
    price $179,900 869-char remark

    Show marketing remark (869 chars)

    Take a look at this well-maintained four-bedroom, two-bath double-wide mobile home situated on 0.92 acres spanning two lots in Seminole County, Georgia. The home features an open floor plan with a spacious living area and a kitchen highlighted by an island—ideal for everyday living or entertaining guests. The generous primary suite includes a separate shower, a soaking tub, and plenty of room to unwind. You'll also appreciate the separate living room and den, complete with one wood-burning fireplace and one electric fireplace for added comfort and charm. Outside, enjoy the back deck along with a boathouse, an awning, and a separate storage room, offering ample space for tools, equipment, and lake essentials. Located just minutes from Lake Seminole, this property provides the perfect blend of comfort, space, and convenient access to outdoor recreation.

13. 2026-01-29
    listed $195,000 Active 869-char remark

    Show marketing remark (869 chars)

    Take a look at this well-maintained four-bedroom, two-bath double-wide mobile home situated on 0.92 acres spanning two lots in Seminole County, Georgia. The home features an open floor plan with a spacious living area and a kitchen highlighted by an island—ideal for everyday living or entertaining guests. The generous primary suite includes a separate shower, a soaking tub, and plenty of room to unwind. You'll also appreciate the separate living room and den, complete with one wood-burning fireplace and one electric fireplace for added comfort and charm. Outside, enjoy the back deck along with a boathouse, an awning, and a separate storage room, offering ample space for tools, equipment, and lake essentials. Located just minutes from Lake Seminole, this property provides the perfect blend of comfort, space, and convenient access to outdoor recreation.

14. 2026-01-20
    price $195,000
15. 2025-11-24
    listed $205,000 Active
16. 2025-08-20
    price $199,900
17. 2025-05-12
    price $219,900
18. 2018-06-04
    soldstatus $70,000
19. 2016-04-01
    soldstatus $50,000
20. 2015-11-18
    listed $62,900

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$392/yr (+$33/mo · 42.0%)

ⓘ 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 5/10 Major
• 🌡 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 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,549
• − Mortgage interest: −$8,957
• − Property taxes: −$935
• − Insurance: −$800
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$4,652
• Taxable loss: −$1,442
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $1,623/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: Seminole County
• NCES district ID: 1304530
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 31% ▼ -12.00%
• Median HH income: $32,870
• Composite: 23.31/100
• National rank: #7918
• State rank: #108 of 174 in GA

Livability — Chattahoochee

• Score: 71/100
• State rank: #401
• US rank: #7120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,155

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 8,106 people
• By 2030: 7,748 · -4.4%
• By 2040: 6,975 · -14.0%
• By 2050: 6,198 · -23.5%
• By 2075: 4,592 · -43.4%
• By 2100: 2,953 · -63.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 35% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+40.4) · D 29.7% · R 70.2%
• 2008→2024 swing: -24.0pp toward R · 2008: -16.4pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+34.9 2016: R+32.3 2012: R+20.4 2008: R+16.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.93%
• Current HPI: 164.1565
• 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

+186.0% since first listed

9 events — show timeline

• 2026-04-15 Price Changed $179,900 SAMLS
• 2026-01-29 Listed $195,000 SAMLS
• 2026-01-20 Price Changed $195,000 SWGABOR
• 2025-11-24 Listed $205,000 SWGABOR
• 2025-08-20 Price Changed $199,900 SWGABOR
• 2025-05-12 Price Changed $219,900 SWGABOR
• 2018-06-04 Sold (Public Records) $70,000 Public Records
• 2016-04-01 Sold (MLS) $50,000 SWGABOR
• 2015-11-18 Listed $62,900 SWGABOR

Property tax history

+0.9%/yr

Latest (2025): $935 · -0.3% YoY. Source: county tax records.