101 Hummingbird Trl · Pomona Park, FL 32112

$139,000

3 bd · 2.0 ba · 952 sqft · Manufactured public records · 20 Days on market

Built 1977 0.45 ac lot Est $143k · at est.

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Why this score? — see what drove the C- 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 +18.5/30.0
• ARV discount +8.7/15.0
• Appreciation +6.4/10.0
• DSCR +5.8/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this well maintained 3 bed 2 bath single wide mobile home. Inside you will find comfort and cozy nestled all around. Open floor plan with kitchen and dining room combo. Split master with own bathroom. Updated roof and electrical. Outside you have a work shed with its own electrical and water; what a great mancave that would make! Come take a look at this one of a kind property.

Key facts

• Open floor plan
• Own bathroom
• Updated roof

Tags

• OPEN FLOOR PLAN
• UPDATED ROOF
• WORK SHED
• OWN BATHROOM

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Additional parking
• Security: Closed-circuit camera(s)
• Utilities: Septic tank; Cable available and connected; Electricity connected; Water available and connected
• Home design: Single wide mobile home; One level
• Construction: Aluminum siding; Metal roof
• Exterior features: Closed-circuit camera(s); Back yard fencing; Shed(s); Corner lot; Alley and county road frontage; Asphalt and dirt road surface

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Hot water heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Primary bathroom with tub and shower; Accessible approach with ramp; Accessible central living area; Accessible full bath; Accessible kitchen; Accessible washer/dryer; Accessible bedroom
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (13.7% below list).
• Recommended offer: $120k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.0% in Pomona Park — 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 61/100 on livability (#774 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Putnam (town): math 34% / reading 39% proficiency, ranked #66 of 73 in FL (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Middleton-Burney Elementary School (math 31% / reading 30%, grade F, #1,862 of 2,144 statewide, top 88%, 1,046 students, 70% FRL); Crescent City Jr-Sr High School (math 17% / reading 34%, grade F, #499 of 667 statewide, top 75%, 1,005 students, 72% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 113 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($961 loan paydown + $4k appreciation (2.9% local appreciation)).
• Putnam County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 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 $23k; list at $139k implies a 504% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000 (13.7% below list)

Questions for the listing agent

1. Built in 1977 — 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 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?
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: 0.86% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $142,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Paradise Shores Rd	0.38mi	2/2.0 (-1)	1,080 (+13%)	1mo	$125,000	$116	54
246 Spec Ln	0.62mi	2/2.0 (-1)	1,012 (+6%)	6mo	$160,000	$158	50
126 Fishermans Cove Paradise Rd	0.62mi	2/2.0 (-1)	1,032 (+8%)	20mo	$155,000	$150	36

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

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.62×
• Total profit: $24,104
• Equity at exit: $61,409

10-year hold

• IRR: 13.2%
• Equity multiple: 2.93×
• Total profit: $75,162
• Equity at exit: $93,799

Cash invested: $38,920 (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 32112

• Home prices YoY: 1.0%
• Active inventory: 143
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $133

Break-even live

Break-even rent $1,032

Max offer price $139,000

Occupancy floor 84%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
258 Old Highway 17 Crescent City, FL	2.0	1.0	960	$1,200	$1.25	2d	1	1.32mi

Listing history 17 events

1. 2026-06-18
   days on market $139,000 Active 20 DOM
2. 2026-06-17
   days on market $139,000 Active 19 DOM
3. 2026-06-16
   days on market $139,000 Active 18 DOM
4. 2026-06-15
   days on market $139,000 Active 17 DOM
5. 2026-06-13
   days on market $139,000 Active 15 DOM
6. 2026-06-09
   days on market $139,000 Active 11 DOM
7. 2026-06-08
   days on market $139,000 Active 10 DOM
8. 2026-06-07
   days on market $139,000 Active 9 DOM
9. 2026-06-05
   days on market $139,000 Active 6 DOM
10. 2026-06-03
    days on market $139,000 Active 5 DOM
11. 2026-06-02
    days on market $139,000 Active 4 DOM
12. 2026-06-01
    days on market $139,000 Active 3 DOM
13. 2026-05-31
    days on market $139,000 Active 2 DOM
14. 2026-05-28
    listed $139,000 Active
15. 2026-05-15
    historical 391-char remark

    Show marketing remark (391 chars)

    Welcome to this well maintained 3 bed 2 bath single wide mobile home. Inside you will find comfort and cozy nestled all around. Open floor plan with kitchen and dining room combo. Split master with own bathroom. Updated roof and electrical. Outside you have a work shed with its own electrical and water; what a great mancave that would make! Come take a look at this one of a kind property.

16. 2025-11-15
    listed $145,000 Active 391-char remark

    Show marketing remark (391 chars)

    Welcome to this well maintained 3 bed 2 bath single wide mobile home. Inside you will find comfort and cozy nestled all around. Open floor plan with kitchen and dining room combo. Split master with own bathroom. Updated roof and electrical. Outside you have a work shed with its own electrical and water; what a great mancave that would make! Come take a look at this one of a kind property.

17. 1999-12-17
    soldstatus $23,000

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$813/yr (+$68/mo · 238.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$7,786
• − Property taxes: −$341
• − Insurance: −$695
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,044
• Taxable loss: −$769
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,778/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: Putnam
• NCES district ID: 1201620
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $33,350
• Composite: 29.99/100
• National rank: #6361
• State rank: #66 of 73 in FL

Livability — Pomona Park

• Score: 61/100
• State rank: #774
• US rank: #17514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,512
• Population (ZIP): 8,099

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 65,299 people
• By 2030: 61,255 · -6.2%
• By 2040: 52,930 · -18.9%
• By 2050: 45,051 · -31.0%
• By 2075: 28,720 · -56.0%
• By 2100: 15,852 · -75.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Hispanic / Latino 38% Two or more races 30% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 34% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 20% · Canada
• Languages at home: 64% English-only · Spanish 32% Other Asian/Pacific 3%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.8) · D 25.8% · R 73.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -19.3pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+41.2 2016: R+36.6 2012: R+24.5 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.86%
• Current HPI: 279.58
• 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

+504.3% since first listed

4 events — show timeline

• 2026-05-28 Listed $139,000 realMLS
• 2026-05-15 Listing Removed — realMLS
• 2025-11-15 Listed $145,000 realMLS
• 1999-12-17 Sold (Public Records) $23,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $341 · +22.8% YoY. Source: county tax records.