4094 Edgewood Cir · Marianna, FL 32448

$60,000

2 bd · 1.0 ba · 440 sqft · SingleFamily public records · 18 Days on market

Built 1954 7,150 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL!!! Don't miss this income producing opportunity in Marianna, FL! This 2 bedroom, 1 bathroom home is already off to a great start with new luxury vinyl plank (LVP) flooring throughout and a brand-new front porch & new kitchen cabinets giving you a strong foundation to finish and maximize returns. With key updates in place and plenty of upside remaining, this property is ideal for investors looking to flip, hold, or create a cash-flowing rental. Opportunities like this don't last -- bring your vision and unlock the full potential of this property

Key facts

• New kitchen cabinets
• 7,150 sq ft lot
• Built 1954

Tags

• BRAND NEW FRONT PORCH
• NEW KITCHEN CABINETS

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Electricity available
• Home design: Single-story home
• Exterior features: Lot dimensions about 65 x 110

Interior

• Bedrooms: Two bedrooms on the first floor (approx. 9 x 13 and 10 x 12)
• Bathrooms: 1 full bathroom
• Interior features: 3 total rooms; Living room on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 3.3% in Marianna — 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 66/100 on livability (#592 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: schools D, amenities F, commute 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: 163 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 (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $60k implies a 659% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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 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?
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: 1.59% ✓
• Cap rate: 14.13%
• Cash-on-cash: 27.99%
• DSCR: 2.25
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.1%
• Equity multiple: 1.91×
• Total profit: $15,213
• Equity at exit: $8,946

10-year hold

• IRR: 30.1%
• Equity multiple: 3.70×
• Total profit: $45,303
• Equity at exit: $5,188

Cash invested: $16,800 (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 32448

• Home prices YoY: -29.9%
• Active inventory: 163
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$21 /mo · $254/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $392

Break-even live

Break-even rent $457

Max offer price $60,000

Occupancy floor 54%

Sensitivity live

Price	-10% $426	-5% $409	+0% $392	+5% $375	+10% $358
Rent	-10% $317	-5% $354	+0% $392	+5% $429	+10% $467
Rate	-1.0pp $422	-0.5pp $407	base $392	+0.5pp $376	+1.0pp $360

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $60,000 Active 18 DOM
2. 2026-06-18
   days on market $60,000 Active 16 DOM
3. 2026-06-17
   days on market $60,000 Active 15 DOM
4. 2026-06-16
   days on market $60,000 Active 14 DOM
5. 2026-06-15
   days on market $60,000 Active 13 DOM
6. 2026-06-13
   days on market $60,000 Active 11 DOM
7. 2026-06-12
   days on market $60,000 Active 10 DOM
8. 2026-06-09
   days on market $60,000 Active 7 DOM
9. 2026-06-08
   days on market $60,000 Active 6 DOM
10. 2026-06-07
    days on market $60,000 Active 5 DOM
11. 2026-06-03
    days on marketlisting id $60,000 Active 1 DOM
12. 2026-06-02
    days on market $60,000 Active 54 DOM
13. 2026-06-01
    days on market $60,000 Active 53 DOM
14. 2026-05-31
    days on market $60,000 Active 52 DOM
15. 2026-05-31
    days on market $60,000 Active 51 DOM
16. 2026-04-09
    listed $60,000 Active
17. 1978-10-01
    soldstatus $7,900

ⓘ 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: $254 · $21/mo
• Projected year-2 tax: $498 · $42/mo
• Expected delta: +$244/yr (+$20/mo · 96.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,432
• − Mortgage interest: −$3,361
• − Property taxes: −$254
• − Insurance: −$300
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$1,745
• Taxable income: $3,943
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $3,755/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 — Marianna

• Score: 66/100
• State rank: #592
• US rank: #11318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marianna, FL
• Population (ZIP): 8,041

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 0.56)
• Race & ethnicity: White 52% Black 41% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -59.86%
• Current HPI: 140.1373
• 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

+659.5% since first listed

2 events — show timeline

• 2026-04-09 Listed $60,000 CPARMLS
• 1978-10-01 Sold (Public Records) $7,900 Public Records

Property tax history

+5.9%/yr

Latest (2025): $254 · +8.3% YoY. Source: county tax records.