8047 Old Spanish Trl · Sneads, FL 32460

$87,000

2 bd · 1.0 ba · 1,565 sqft · SingleFamily public records · 12 Days on market

Built 1940 0.30 ac lot Est $116k · 25% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

1940,s Home in the small Charming Town of Sneads. This home has been in the family for many years and was taken care and loved. The high ceilings and built in dividers with the original fireplace give it the historic charm of a family home. Over the years, the HVAC System was Added, wiring updated, roof and windows replaced. Two Large bedrooms and a sitting room have plenty of space. Separate Laundry Room gives room for storage. Room sizes will have to be verified. If you love older homes, this one would be a great Investment. Close to Sneads High School and easy access to Tallahassee.

Key facts

• Wiring updated
• Built in dividers
• High ceilings

Tags

• HIGH CEILINGS
• BUILT IN DIVIDERS
• ORIGINAL FIREPLACE
• HVAC SYSTEM
• WIRING UPDATED
• ROOF REPLACED

Property features AI

Finance

• Financial info: Annual taxes listed (tax amount not included per instructions)

Exterior

• Parking: 1-car garage
• Utilities: Electricity available; Sewer available
• Home design: Single-family residence zoning; Lot dimensions approximately 114 x 75.5 x 125 x 112; Lot size about 0.3 acres; City street frontage; Publicly maintained road
• Construction: Wood siding construction; Composition/shingle roof
• Exterior features: Front porch; Screened porch

Interior

• Kitchen: Kitchen (appliance details not provided)
• Bedrooms: Bedrooms included (see room types)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Customized wheelchair accessible
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).

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: 37 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 $775 of equity ($601 loan paydown + $174 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,000

Questions for the listing agent

1. Built in 1940 — 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 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: 1.55% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.79%
• DSCR: 2.19
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $115,810
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2006 3rd Ave	0.25mi	3/1.0 (+1)	1,418 (-9%)	21mo	$58,000	$41	50
8054 Highway 90	0.26mi	3/1.0 (+1)	1,391 (-11%)	18mo	$103,000	$74	50
2066 Dollar Ln	0.50mi	3/2.0 (+1)	1,648 (+5%)	21mo	$184,500	$112	41
7951 Old Spanish Trl	0.49mi	3/2.5 (+1)	1,392 (-11%)	18mo	$54,499	$39	33
2067 Gorrie Ave	0.60mi	3/2.0 (+1)	1,704 (+9%)	19mo	$180,000	$106	32

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: 27.5%
• Equity multiple: 2.35×
• Total profit: $32,881
• Equity at exit: $26,134

10-year hold

• IRR: 31.0%
• Equity multiple: 4.51×
• Total profit: $85,455
• Equity at exit: $32,119

Cash invested: $24,360 (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: 37
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $544

Break-even live

Break-even rent $657

Max offer price $87,000

Occupancy floor 55%

Sensitivity live

Price	-10% $593	-5% $568	+0% $544	+5% $519	+10% $495
Rent	-10% $438	-5% $491	+0% $544	+5% $597	+10% $650
Rate	-1.0pp $588	-0.5pp $566	base $544	+0.5pp $521	+1.0pp $498

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: $21,750
• Closing costs: $2,610
• 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	44d	1	1.07mi

Listing history 2 events

1. 2026-05-13
   status Pending
2. 2026-05-01
   listed $87,000 Active

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $722 · $60/mo
• Expected delta: +$407/yr (+$34/mo · 129.3%)

ⓘ 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 · 20 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: −$4,873
• − Property taxes: −$315
• − Insurance: −$435
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,531
• Taxable income: $5,403
• Est. tax owed @ 24.0%: −$1,297
• After-tax cash flow: $5,229/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

2 events — show timeline

• 2026-05-13 Pending — CPARMLS
• 2026-05-01 Listed $87,000 CPARMLS

Property tax history

+5.5%/yr

Latest (2025): $315 · +8.7% YoY. Source: county tax records.