5690 Sunlight Rd · Malone, FL 32445

$84,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 111 Days on market

Built 1968 10,018 sqft 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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +4.2/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedroom 1 bath concrete block home located in the quaint town of Malone. Location is close to the Florida/Alabama/Georgia border and 20 minutes to downtown Marianna. The floor plan utility features a separate living room, separate dining room, galley style kitchen, and separate utility room too. Good starter home or rental potential. This is a Fannie Mae Homepath Property.

Key facts

• 0.23 acre lot
• Parking
• Built 1968

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Home design: Single-story; Crawlspace foundation
• Construction: Block and concrete construction
• Exterior features: 100x100x100x100 lot dimensions; Unimproved road surface

Interior

• Kitchen: Kitchen (5x9)
• Bedrooms: Bedroom 2 (9x8); Bedroom 3 (9x8)
• Flooring: Hardwood; Laminate; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Pantry
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $76k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#628 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D+, employment D+, health & safety D.
• 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: 12 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 (-1.7%/yr); year-one equity from $581 of loan paydown is wiped out by about $1k 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 (-1.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

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 $76,440 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.21% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.39%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.23×
• Total profit: $5,451
• Equity at exit: $17,660

10-year hold

• IRR: 12.7%
• Equity multiple: 2.17×
• Total profit: $27,502
• Equity at exit: $16,397

Cash invested: $23,520 (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 32445

• Home prices YoY: -1.4%
• Active inventory: 12
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$441
• Tax est. 1.5%: −$105 /mo · $1,260/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $223

Break-even live

Break-even rent $735

Max offer price $84,000

Occupancy floor 73%

Sensitivity live

Price	-10% $281	-5% $252	+0% $223	+5% $194	+10% $165
Rent	-10% $143	-5% $183	+0% $223	+5% $263	+10% $304
Rate	-1.0pp $266	-0.5pp $245	base $223	+0.5pp $201	+1.0pp $179

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   days on market $84,000 Active 111 DOM
2. 2026-06-01
   days on market $84,000 Active 110 DOM
3. 2026-05-31
   days on market $84,000 Active 109 DOM
4. 2026-05-31
   days on market $84,000 Active 108 DOM
5. 2026-02-11
   listed $84,000 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,209
• − Mortgage interest: −$4,705
• − Property taxes: −$1,260
• − Insurance: −$420
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$2,444
• Taxable income: $1,427
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $2,337/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 — Malone

• Score: 66/100
• State rank: #628
• US rank: #12226

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,550

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 0.62)
• Race & ethnicity: White 48% Black 37% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 2% Hispanic 1% Serbian 1%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 2% German/W. Germanic 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: ▼ -1.66%
• Current HPI: 116.5057
• 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

1 event — show timeline

• 2026-02-11 Listed $84,000 CATRS