706 S Park Rd · Graceville, FL 36375

$175,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 6 Days on market

Built 1961 0.40 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 +11.7/30.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely remodeled brick country home for sale - Slocomb, Alabama. Country home sitting on . 4ac lot. New HVAC, New Roof, New windows, New kitchen cabinets and countertops, New backsplash, New flooring, new paint, new water heater, new bathroom! Granite countertops - tile backsplash - stainless steel appliances. Lean-to carport on the side entrance of the house. Well and septic tank. Located between Rehobeth and the Fadette community near the Houston/Geneva County Line. Property is located in Geneva County AL Located 14miles from Ross Clark Circle in Dothan AL, 65miles from Panama City Beach FL and 33 miles to the Boll Weevil Circle in Enterprise AL.

Key facts

• New hvac
• New kitchen cabinets
• New countertops

Tags

• REMODELED BRICK COUNTRY HOME
• NEW HVAC
• NEW ROOF
• NEW WINDOWS
• NEW KITCHEN CABINETS
• NEW COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-51 ($-608/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (16.2% below list).
• Recommended offer: $147k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% in Graceville — 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 68/100 on livability (#528 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Geneva County (rural): math 22% / reading 51% proficiency, ranked #39 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Slocomb Elementary School (math 30% / reading 63%, grade D-, #159 of 627 statewide, top 26%, 549 students, 69% FRL); Slocomb Middle School (math 19% / reading 59%, grade F, #64 of 257 statewide, top 25%, 271 students, 70% FRL); Slocomb High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 370 students, 69% FRL).
• Market conditions: 39 units permitted in Geneva County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Geneva County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $45k; list at $175k implies a 289% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,678 (16.2% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $431,288
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
998 Sanders Spur Rd	0.49mi	3/1.0	1,260 (+10%)	14mo	$475,000	$377	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.70×
• Total profit: $-14,797
• Equity at exit: $43,926

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,047
• Equity at exit: $47,575

Cash invested: $49,000 (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 36375

• Home prices YoY: -0.3%
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-51

Break-even live

Break-even rent $1,531

Max offer price $167,674

Occupancy floor 98%

Sensitivity live

Price	-10% $70	-5% $10	+0% $-51	+5% $-111	+10% $-172
Rent	-10% $-167	-5% $-109	+0% $-51	+5% $7	+10% $65
Rate	-1.0pp $38	-0.5pp $-6	base $-51	+0.5pp $-96	+1.0pp $-142

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-05
   status Pending 666-char remark

   Show marketing remark (666 chars)

   Completely remodeled brick country home for sale - Slocomb, Alabama. Country home sitting on . 4ac lot. New HVAC, New Roof, New windows, New kitchen cabinets and countertops, New backsplash, New flooring, new paint, new water heater, new bathroom! Granite countertops - tile backsplash - stainless steel appliances. Lean-to carport on the side entrance of the house. Well and septic tank. Located between Rehobeth and the Fadette community near the Houston/Geneva County Line. Property is located in Geneva County AL Located 14miles from Ross Clark Circle in Dothan AL, 65miles from Panama City Beach FL and 33 miles to the Boll Weevil Circle in Enterprise AL.

2. 2026-04-22
   status Pending
3. 2026-04-16
   listed $175,000 Active

   Show marketing remark (666 chars)

   Completely remodeled brick country home for sale - Slocomb, Alabama. Country home sitting on . 4ac lot. New HVAC, New Roof, New windows, New kitchen cabinets and countertops, New backsplash, New flooring, new paint, new water heater, new bathroom! Granite countertops - tile backsplash - stainless steel appliances. Lean-to carport on the side entrance of the house. Well and septic tank. Located between Rehobeth and the Fadette community near the Houston/Geneva County Line. Property is located in Geneva County AL Located 14miles from Ross Clark Circle in Dothan AL, 65miles from Panama City Beach FL and 33 miles to the Boll Weevil Circle in Enterprise AL.

4. 2026-04-16
   listed $175,000 Active 666-char remark

   Show marketing remark (666 chars)

   Completely remodeled brick country home for sale - Slocomb, Alabama. Country home sitting on . 4ac lot. New HVAC, New Roof, New windows, New kitchen cabinets and countertops, New backsplash, New flooring, new paint, new water heater, new bathroom! Granite countertops - tile backsplash - stainless steel appliances. Lean-to carport on the side entrance of the house. Well and septic tank. Located between Rehobeth and the Fadette community near the Houston/Geneva County Line. Property is located in Geneva County AL Located 14miles from Ross Clark Circle in Dothan AL, 65miles from Panama City Beach FL and 33 miles to the Boll Weevil Circle in Enterprise AL.

5. 2025-10-06
   soldstatus $45,000
6. 2008-05-21
   soldstatus $62,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,601
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$5,091
• Taxable loss: −$3,608
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $258/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: Geneva County
• NCES district ID: 0101660
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 51% ▲ 4.00%
• Median HH income: $36,144
• Composite: 30.15/100
• National rank: #6325
• State rank: #39 of 129 in AL

Livability — Graceville

• Score: 68/100
• State rank: #528
• US rank: #9865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,039

Population outlook (Geneva County) Hauer SSP2

• Today (2025): 26,614 people
• By 2030: 26,346 · -1.0%
• By 2040: 25,491 · -4.2%
• By 2050: 24,280 · -8.8%
• By 2075: 20,914 · -21.4%
• By 2100: 16,830 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Geneva

• 2024 margin: Solid R (+77.0) · D 11.2% · R 88.2%
• 2008→2024 swing: -14.5pp toward R · 2008: -62.5pp · 2024: -77.0pp
• All cycles: 2024: R+77.0 2020: R+73.8 2016: R+72.4 2012: R+63.0 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.80%
• Current HPI: 252.39
• 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

+182.3% since first listed

6 events — show timeline

• 2026-05-05 Pending — WBR
• 2026-04-22 Pending — SAMLS
• 2026-04-16 Listed $175,000 SAMLS
• 2026-04-16 Listed $175,000 WBR
• 2025-10-06 Sold (Public Records) $45,000 Public Records
• 2008-05-21 Sold (Public Records) $62,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $241 · +5.3% YoY. Source: county tax records.