Real Estate Investing in Marianna, Florida (32446)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 32446 (Marianna, FL)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 15.0% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Marianna, FL (32446)?
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Market Analysis: 32446 Marianna
Meanwhile, ZIP 32446 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $221K median. It rewards specialists, not generalists.
Rent of $1,035/mo on a $221K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 32446 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Marianna have seen price recovery that 32446 has not matched. Jackson County data supports the view that the spread is structural rather than temporary.
From a cash-flow lens, 10,880 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Marianna:
Property Strategy for 32446
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $135,881 | $1,150 | 6.1% | +7.1% | $67,940 |
| 3BR | $242,417 | $1,510 | 4.5% | +8.1% | $80,806 |
| 4BR | $328,815 | $1,520 | 3.3% | +7.6% | $82,204 |
Market Trends
Home Value History (with trend line)
📊 How Does 32446 Compare?
| Metric | 32446 | Marianna | Florida |
|---|---|---|---|
| Home Value | $221,479 | $194,397 | $374,697 |
| 5-Year CAGR | 5.0% | 4.4% | 7.4% |
| Avg Rent | $1,035 | $1,118 | - |
| Cap Rate | 3.7% | 4.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 32446 (Marianna, FL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $221,479 |
| Monthly Rent | $1,035 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 32446
Population: 10,880
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 32446
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How much does a house cost in Marianna, FL?
Homes in Marianna, FL typically sell near $221K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
Is the tenant base reliable in Marianna, FL?
The renter base in Marianna, FL is reasonable for the $1,035/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
What do landlords charge for rent in Marianna, FL?
Expect rents around $1,035/mo per month in Marianna, FL. With home values at $221K, the yield math works out to reasonable levels for rental investors.
Does house hacking work in Marianna, FL?
House hacking works a challenging in Marianna, FL. Rents of $1,035/mo against $221K acquisition make the strategy solid for owner-occupants.
Does Marianna, FL favor landlords or tenants?
Rental owners in Marianna, FL deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 32446 now. You don’t know where it ranks.
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