204 Johntry Rd · Hawthorne, FL 32640

$84,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 157 Days on market

Built 1972 8,276 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TWO PROPERTIES FOR THE PRICE OF ONE!! This purchase includes 204 Johntry Rd and 205 Little Star Road. Both properties have there own septic's and drain field, they share a well. 204 Johntry: 2 bedroom, 1 bathroom. 205 Little Star Rd: 2 bedroom, 1.5 bathroom, built 1972, 672 sq ft. Both properties are currently rented, ask for more info. Both septic's were pumped out in Nov 2021 and Feb 22'. No mobile home titles for both properties.

Key facts

• Move-in ready
• Rental income
• 8,276 sq ft lot

Tags

• RENOVATED MOBILE HOME
• MOVE-IN READY
• RENTAL INCOME

Property features AI

Finance

• Other: Zoned AG (agricultural)
• HOA & community: No HOA / no association

Exterior

• Utilities: Well water; Septic tank; Private utilities
• Home design: Residential mobile home (single wide); One story; North-facing
• Construction: Metal siding; Metal roof; Crawlspace foundation; Completed condition; Built as a single wide
• Exterior features: Cleared lot; Other exterior features

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Blinds
• Laundry & utility: Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.7% in Hawthorne — 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 71/100 on livability (#376 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, 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.
• Market conditions: 299 active listings in the ZIP; 113 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Putnam County population projected at -31% 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.45% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.12%
• DSCR: 1.94
• GRM: 5.8

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: 13.6%
• Equity multiple: 1.54×
• Total profit: $12,745
• Equity at exit: $12,525

10-year hold

• IRR: 22.4%
• Equity multiple: 2.91×
• Total profit: $45,031
• Equity at exit: $7,263

Cash invested: $23,520 (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 32640

• Home prices YoY: -5.3%
• Active inventory: 299
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $414

Break-even live

Break-even rent $692

Max offer price $84,000

Occupancy floor 61%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $84,000 Active 157 DOM
2. 2026-06-17
   days on market $84,000 Active 156 DOM
3. 2026-06-16
   days on market $84,000 Active 155 DOM
4. 2026-06-15
   days on market $84,000 Active 154 DOM
5. 2026-06-13
   days on market $84,000 Active 152 DOM
6. 2026-06-10
   days on market $84,000 Active 148 DOM
7. 2026-06-08
   days on market $84,000 Active 147 DOM
8. 2026-06-07
   days on market $84,000 Active 146 DOM
9. 2026-06-05
   days on market $84,000 Active 143 DOM
10. 2026-06-03
    days on market $84,000 Active 142 DOM
11. 2026-06-02
    days on market $84,000 Active 141 DOM
12. 2026-06-01
    days on market $84,000 Active 140 DOM
13. 2026-05-31
    days on market $84,000 Active 139 DOM
14. 2026-01-12
    listed $84,000 Active
15. 2025-08-31
    historical
16. 2025-05-08
    listed $150,000 Active
17. 2022-06-14
    soldstatus $80,000
18. 2022-05-26
    soldstatus $80,000 Sold 436-char remark

    Show marketing remark (436 chars)

    TWO PROPERTIES FOR THE PRICE OF ONE!! This purchase includes 204 Johntry Rd and 205 Little Star Road. Both properties have there own septic's and drain field, they share a well. 204 Johntry: 2 bedroom, 1 bathroom. 205 Little Star Rd: 2 bedroom, 1.5 bathroom, built 1972, 672 sq ft. Both properties are currently rented, ask for more info. Both septic's were pumped out in Nov 2021 and Feb 22'. No mobile home titles for both properties.

19. 2022-05-02
    status Pending 436-char remark

    Show marketing remark (436 chars)

    TWO PROPERTIES FOR THE PRICE OF ONE!! This purchase includes 204 Johntry Rd and 205 Little Star Road. Both properties have there own septic's and drain field, they share a well. 204 Johntry: 2 bedroom, 1 bathroom. 205 Little Star Rd: 2 bedroom, 1.5 bathroom, built 1972, 672 sq ft. Both properties are currently rented, ask for more info. Both septic's were pumped out in Nov 2021 and Feb 22'. No mobile home titles for both properties.

20. 2022-02-25
    price $86,900 436-char remark

    Show marketing remark (436 chars)

    TWO PROPERTIES FOR THE PRICE OF ONE!! This purchase includes 204 Johntry Rd and 205 Little Star Road. Both properties have there own septic's and drain field, they share a well. 204 Johntry: 2 bedroom, 1 bathroom. 205 Little Star Rd: 2 bedroom, 1.5 bathroom, built 1972, 672 sq ft. Both properties are currently rented, ask for more info. Both septic's were pumped out in Nov 2021 and Feb 22'. No mobile home titles for both properties.

21. 2022-01-11
    listed $54,000 Active 436-char remark

    Show marketing remark (436 chars)

    TWO PROPERTIES FOR THE PRICE OF ONE!! This purchase includes 204 Johntry Rd and 205 Little Star Road. Both properties have there own septic's and drain field, they share a well. 204 Johntry: 2 bedroom, 1 bathroom. 205 Little Star Rd: 2 bedroom, 1.5 bathroom, built 1972, 672 sq ft. Both properties are currently rented, ask for more info. Both septic's were pumped out in Nov 2021 and Feb 22'. No mobile home titles for both properties.

22. 2021-07-02
    soldstatus $42,000
23. 2007-01-10
    soldstatus $15,000
24. 2007-01-07
    historical
25. 2007-01-05
    soldstatus $15,000
26. 2006-06-10
    historical
27. 2006-05-25
    listed $22,000
28. 2006-04-21
    historical
29. 2006-02-25
    listed $22,000
30. 2005-12-05
    listed $22,000

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $853 · $71/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $14,589
• − Mortgage interest: −$4,705
• − Property taxes: −$853
• − Insurance: −$420
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$2,444
• Taxable income: $3,833
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $4,047/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 — Hawthorne

• Score: 71/100
• State rank: #376
• US rank: #6630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,780

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 24% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -15.68%
• Current HPI: 278.0079
• 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

+281.8% since first listed

17 events — show timeline

• 2026-01-12 Listed $84,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-14 Sold (Public Records) $80,000 Public Records
• 2022-05-26 Sold (MLS) $80,000 realMLS
• 2022-05-02 Pending — realMLS
• 2022-02-25 Price Changed $86,900 realMLS
• 2022-01-11 Listed $54,000 realMLS
• 2021-07-02 Sold (Public Records) $42,000 Public Records
• 2007-01-10 Sold (Public Records) $15,000 Public Records
• 2007-01-07 Listing Removed — realMLS
• 2007-01-05 Sold (MLS) $15,000 realMLS
• 2006-06-10 Listing Removed — realMLS
• 2006-05-25 Listed $22,000 realMLS
• 2006-04-21 Listing Removed — realMLS
• 2006-02-25 Listed $22,000 realMLS
• 2005-12-05 Listed $22,000 realMLS

Property tax history

+3.6%/yr

Latest (2025): $853 · +10.4% YoY. Source: county tax records.