109 Arrowhead Dr · Interlachen, FL 32148

$92,500

2 bd · 2.0 ba · 912 sqft · Manufactured public records · 11 Days on market

Built 1965 9,147 sqft lot Est $100k · 8% under

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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 +25.3/30.0
• ARV discount +11.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• 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

MOTIVATED SELLER! Owner has been working on this fixer up home. New drywall and paint in the Livingroom and flooring in the kitchen. Just a block off the hard top road. Close to fishing, boating and hiking. Located an hour from the beaches and 45 minutes from Gainesville.

Key facts

• New floors
• New carpet
• Chain-link fence

Tags

• CORNER LOT
• QUIET NEIGHBORHOOD
• NEW CARPET
• NEW FLOORS
• CHAIN-LINK FENCE
• PARKING OUTSIDE THE FENCE

Property features AI

Finance

• Other: Furnished status negotiable
• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Septic tank; Cable available; Electricity connected
• Home design: Single wide mobile home; One story; North-facing
• Construction: Metal roof
• Exterior features: Chain link fenced yard; Cleared lot with few trees; County road frontage; Dirt road surface; Shed(s) on property

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window air conditioning units; No central heating
• Interior features: Eat-in kitchen; Primary bathroom with shower (no tub); Split bedroom layout
• Laundry & utility: In-unit laundry with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Cap rate 9.0% vs local median 5.1% in Interlachen — 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 67/100 on livability (#540 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Interlachen Jr-Sr High School (math 16% / reading 32%, grade F, #529 of 667 statewide, top 80%, 1,097 students, 71% FRL) — zoned schools at 71% FRL track the district average.
• Zoned-school proficiency averages 24% at this address vs 36% district-wide (-12 pts) — the specific schools serving this property underperform the Putnam average; the district grade overstates school quality for this exact location.
• Market conditions: 760 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

• Local home prices are declining (-3.0%/yr); year-one equity from $640 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.
• Current owner paid $32k; list at $92k implies a 189% 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,500

Questions for the listing agent

1. Built in 1965 — 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: 1.08% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $100,320
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Clay Ln	0.44mi	2/2.0	924 (+1%)	18mo	$100,000	$108	62
115 Lopez Ave	0.47mi	3/2.0 (+1)	924 (+1%)	12mo	$136,600	$148	61
133 Reaves Ave	0.66mi	3/2.0 (+1)	960 (+5%)	2mo	$85,000	$89	54
101 John St	0.67mi	3/2.0 (+1)	960 (+5%)	21mo	$121,000	$126	37
120 Reaves Ave	0.75mi	2/2.0	960 (+5%)	24mo	$125,000	$130	36
114 George Ave	0.57mi	2/2.0	1,048 (+15%)	21mo	$50,000	$48	31
107 Carmichael Rd	0.71mi	2/1.0	816 (-10%)	17mo	$90,000	$110	31
118 Sandy St	0.66mi	2/1.0	796 (-13%)	21mo	$30,000	$38	27

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

Projected returns pro-forma

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

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-1,702
• Equity at exit: $13,792

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $15,570
• Equity at exit: $7,998

Cash invested: $25,900 (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 32148

• Home prices YoY: -5.8%
• Active inventory: 760
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $209

Break-even live

Break-even rent $736

Max offer price $92,500

Occupancy floor 74%

Sensitivity live

Price	-10% $261	-5% $235	+0% $209	+5% $183	+10% $157
Rent	-10% $130	-5% $169	+0% $209	+5% $248	+10% $288
Rate	-1.0pp $256	-0.5pp $232	base $209	+0.5pp $185	+1.0pp $161

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Cindy Ave Interlachen, FL	2.0	2.0	784	$1,000	$1.28	22d	1	1.15mi

Listing history 7 events

1. 2026-06-21
   days on market $92,500 Active 11 DOM
2. 2026-06-18
   days on market $92,500 Active 8 DOM
3. 2026-06-17
   days on market $92,500 Active 7 DOM
4. 2026-06-16
   days on market $92,500 Active 6 DOM
5. 2026-06-15
   days on market $92,500 Active 5 DOM
6. 2026-06-13
   remarks 426-char remark
7. 2026-06-13
   listed $92,500 Active 3 DOM

ⓘ 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: $689 · $57/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: +$79/yr (+$7/mo · 11.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$5,181
• − Property taxes: −$689
• − Insurance: −$462
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,691
• Taxable income: $1,056
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $2,254/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 — Interlachen

• Score: 67/100
• State rank: #540
• US rank: #10162

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

• City population: 11,580
• Population (ZIP): 11,580

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -16.98%
• Current HPI: 277.2763
• 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

+117.6% since first listed

8 events — show timeline

• 2026-06-10 Listed $92,500 realMLS
• 2023-06-23 Sold (MLS) $32,000 realMLS
• 2023-06-09 Pending — realMLS
• 2023-06-02 Relisted — realMLS
• 2023-05-17 Pending — realMLS
• 2023-03-02 Relisted — realMLS
• 2023-02-20 Pending — realMLS
• 2023-02-12 Listed $42,500 realMLS

Property tax history

+1.3%/yr

Latest (2025): $689 · -2.0% YoY. Source: county tax records.