2036 Lou Ave · Sneads, FL 32460

$39,900

3 bd · 2.0 ba · 1,050 sqft · Manufactured public records · 7 Days on market

Built 1988 10,019 sqft lot Est $64k · 38% under ↓ 17% since listing

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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 MLS

FISHERMANS PARADISE! Located within three miles of Three Rivers State Park, Seminole Lodge and Marina and multiple other public boat ramps! Right off 90 for easy access to Marianna, I10 and Tallahassee. Brand new roof added in March! Don't miss your chance to have your own fish camp, or your next home.

Key facts

• Roof replaced
• 0.23 acre lot
• Parking

Tags

• ROOF REPLACED
• COVERED FRONT AND BACK DECKS
• ACCESS TO LAKE SEMINOLE

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Circular driveway
• Utilities: Public sewer
• Home design: Single-wide mobile home; Zoned for mobile home
• Construction: Metal roof; Metal siding
• Exterior features: Covered patio; Deck; Paved lot

Interior

• Bedrooms: Primary bedroom
• Bathrooms: 2 full bathrooms
• Interior features: Total of 3 rooms including kitchen, living room and primary bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).

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; 153 units permitted in Jackson County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $356 of equity ($276 loan paydown + $80 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $39,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.17% ✓
• Cap rate: 27.75%
• Cash-on-cash: 76.64%
• DSCR: 4.41
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $64,050
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1966 Lockey Ave	0.37mi	3/2.0	1,071 (+2%)	1mo	$65,000	$61	79

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: 79.0%
• Equity multiple: 5.00×
• Total profit: $44,679
• Equity at exit: $11,986

10-year hold

• IRR: 80.5%
• Equity multiple: 10.24×
• Total profit: $103,191
• Equity at exit: $14,731

Cash invested: $11,172 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $714

Break-even live

Break-even rent $364

Max offer price $39,900

Occupancy floor 39%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $39,900 Active 7 DOM
2. 2026-06-17
   days on market $39,900 Active 6 DOM
3. 2026-06-16
   days on market $39,900 Active 5 DOM
4. 2026-06-15
   days on market $39,900 Active 4 DOM
5. 2026-06-13
   days on market $39,900 Active 2 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $39,900 Active 1 DOM

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $736 · $61/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 ≥108°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: $15,201
• − Mortgage interest: −$2,235
• − Property taxes: −$736
• − Insurance: −$200
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$1,161
• Taxable income: $8,437
• Est. tax owed @ 24.0%: −$2,025
• After-tax cash flow: $6,537/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

-16.9% since first listed

3 events — show timeline

• 2026-06-11 Listed $39,900 CPARMLS
• 2021-03-02 Sold (MLS) $42,500 CPARMLS
• 2020-04-05 Listed $48,000 CPARMLS

Property tax history

+12.7%/yr

Latest (2025): $736 · +4.5% YoY. Source: county tax records.