3071 NW 28th Ave · Jennings, FL 32053

$105,900

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 48 Days on market

Built 1986 2.00 ac lot

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Why this score? — see what drove the D 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 +9.6/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• DSCR +2.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Older mobile home on 2 beautiful acres. Make this home your own or start fresh. This home is being sold as is

Key facts

• 2 acre lot
• 3 garage spots
• Built 1986

Property features AI

Exterior

• Parking: Attached garage with 3 spaces
• Utilities: Private well water
• Home design: Single-story manufactured home; Residential property; Zoned A-4
• Construction: Frame construction; Built as a manufactured home
• Exterior features: Gravel road access; Shingle roof

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $106k.

Deal economics

• At list price, monthly cash flow is $-71 ($-851/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (21.0% below list).
• Recommended offer: $84k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.7% in Jennings — 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 58/100 on livability (#843 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime D-, amenities F.
• Hamilton (rural): math 34% / reading 29% proficiency, ranked #68 of 73 in FL (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hamilton County Elementary School (math 42% / reading 31%, grade F, #1,656 of 2,144 statewide, top 78%, 741 students, 85% FRL); Hamilton County High School (math 27% / reading 27%, grade F, #478 of 667 statewide, top 73%, 859 students, 76% FRL).
• Market conditions: 69 active listings in the ZIP; 26 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($732 loan paydown + $9k appreciation (8.6% local appreciation)).
• Hamilton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $106k implies a 690% 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; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,659 (21.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.45×
• Total profit: $43,040
• Equity at exit: $84,627

10-year hold

• IRR: 17.8%
• Equity multiple: 5.34×
• Total profit: $128,558
• Equity at exit: $172,126

Cash invested: $29,652 (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 32053

• Home prices YoY: 1.9%
• Active inventory: 69
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $837 medium
• Mortgage (P&I): −$555
• Tax est. 1.5%: −$132 /mo · $1,588/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $-71

Break-even live

Break-even rent $926

Max offer price $95,634

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-34	+0% $-71	+5% $-108	+10% $-144
Rent	-10% $-137	-5% $-104	+0% $-71	+5% $-38	+10% $-5
Rate	-1.0pp $-18	-0.5pp $-44	base $-71	+0.5pp $-98	+1.0pp $-126

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $105,900 Active 48 DOM
2. 2026-06-19
   days on market $105,900 Active 46 DOM
3. 2026-06-18
   days on market $105,900 Active 45 DOM
4. 2026-06-17
   days on market $105,900 Active 44 DOM
5. 2026-06-16
   days on market $105,900 Active 43 DOM
6. 2026-06-15
   days on market $105,900 Active 42 DOM
7. 2026-06-14
   days on market $105,900 Active 40 DOM
8. 2026-06-13
   days on market $105,900 Active 39 DOM
9. 2026-06-10
   days on market $105,900 Active 37 DOM
10. 2026-06-09
    days on market $105,900 Active 36 DOM
11. 2026-06-08
    days on market $105,900 Active 35 DOM
12. 2026-06-07
    days on market $105,900 Active 34 DOM
13. 2026-06-05
    days on market $105,900 Active 31 DOM
14. 2026-06-02
    days on market $105,900 Active 29 DOM
15. 2026-06-01
    days on market $105,900 Active 28 DOM
16. 2026-05-31
    days on market $105,900 Active 27 DOM
17. 2026-05-30
    days on market $105,900 Active 26 DOM
18. 2026-05-05
    listed $105,900 Active
19. 2011-08-02
    soldstatus $13,400
20. 2006-01-11
    soldstatus $34,900
21. 2005-09-16
    soldstatus $21,000

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,039
• − Mortgage interest: −$5,932
• − Property taxes: −$1,588
• − Insurance: −$530
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$3,081
• Taxable loss: −$2,698
• Est. tax savings @ 24.0%: +$648
• After-tax cash flow: $-204/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: Hamilton
• NCES district ID: 1200720
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $36,461
• Composite: 26.18/100
• National rank: #7267
• State rank: #68 of 73 in FL

Livability — Jennings

• Score: 58/100
• State rank: #843
• US rank: #21026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,707

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 13,405 people
• By 2030: 13,031 · -2.8%
• By 2040: 12,385 · -7.6%
• By 2050: 11,740 · -12.4%
• By 2075: 9,347 · -30.3%
• By 2100: 6,344 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 50% Black 25% Hispanic / Latino 22% Two or more races 5% Native American 5%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Subsaharan African 5% Slovak 2% Hispanic 2%
• Foreign-born: 8% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+39.0) · D 30.1% · R 69.1%
• 2008→2024 swing: -24.4pp toward R · 2008: -14.6pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+31.8 2016: R+28.2 2012: R+16.9 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.57%
• Current HPI: 449.0265
• 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

+404.3% since first listed

4 events — show timeline

• 2026-05-05 Listed $105,900 NFMLS
• 2011-08-02 Sold (Public Records) $13,400 Public Records
• 2006-01-11 Sold (Public Records) $34,900 Public Records
• 2005-09-16 Sold (Public Records) $21,000 Public Records