323 Incline Rd · Pomona Park, FL 32189

$130,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured · 198 Days on market

Built 1997 0.46 ac lot Est $183k · 29% 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• 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

NICE LARGE DWMH 3/2. LARGE KITCHEN, LIVING ROOM AND NICE SIZE BEDROOM READY TO MOVE IN .

Key facts

• Covered porch
• Rural location
• Kitchen island

Tags

• KITCHEN ISLAND
• COVERED PORCH
• DETACHED OUTBUILDINGS
• RURAL LOCATION
• ACCESS POINTS FOR RECREATION

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Septic tank; Cable available; Electricity connected
• Home design: Double wide manufactured home; Used as a residential manufactured home
• Construction: Metal roof
• Exterior features: Covered patio/porch; Deck; Porch

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Split-bedroom layout; Walk-in closets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Browning-Pearce Elementary School (math 40% / reading 39%, grade F, #1,513 of 2,144 statewide, top 73%, 660 students, 72% FRL); Putnam Academy of Arts And Sciences (math 42% / reading 52%, grade D+, #291 of 571 statewide, top 52%, 177 students, 75% FRL, charter); 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 73% FRL track the district average.
• Market conditions: 186 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 $899 of loan paydown is wiped out by about $4k 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

• It's been on market 198 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $183,060
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 Deer Run Rd	0.16mi	2/2.0 (-1)	1,584 (-2%)	14mo	$160,000	$101	72
200 High Ridge Rd	0.20mi	3/2.0	1,510 (-7%)	12mo	$224,900	$149	70
403 Quail Hollow Rd	0.19mi	3/2.0	1,483 (-8%)	18mo	$168,000	$113	62
355 Hickory Nut Trl	0.61mi	3/2.0	1,680 (+4%)	8mo	$100,000	$60	58
212 Squirrel Tree Trl	0.41mi	3/2.0	1,404 (-13%)	10mo	$225,000	$160	51
125 Mourning Dove Rd	0.48mi	4/2.0 (+1)	1,782 (+10%)	9mo	$199,000	$112	49

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,138
• Equity at exit: $19,383

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $15,922
• Equity at exit: $11,240

Cash invested: $36,400 (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 32189

• Home prices YoY: -5.4%
• Active inventory: 186
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$63 /mo · $762/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $251

Break-even live

Break-even rent $1,012

Max offer price $130,000

Occupancy floor 76%

Sensitivity live

Price	-10% $324	-5% $288	+0% $251	+5% $214	+10% $177
Rent	-10% $146	-5% $198	+0% $251	+5% $303	+10% $356
Rate	-1.0pp $316	-0.5pp $284	base $251	+0.5pp $217	+1.0pp $183

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $130,000 Active 198 DOM
2. 2026-06-18
   days on market $130,000 Active 195 DOM
3. 2026-06-17
   days on market $130,000 Active 194 DOM
4. 2026-06-16
   days on market $130,000 Active 193 DOM
5. 2026-06-15
   remarks 608-char remark
6. 2026-06-15
   remarks 471-char remark
7. 2026-06-15
   days on market $130,000 Active 192 DOM
8. 2026-06-13
   pricedays on market $130,000 Active 190 DOM
9. 2026-06-10
   days on market $140,000 Active 186 DOM
10. 2026-06-08
    days on market $140,000 Active 185 DOM
11. 2026-06-07
    days on market $140,000 Active 184 DOM
12. 2026-06-05
    days on market $140,000 Active 181 DOM
13. 2026-06-03
    days on market $140,000 Active 180 DOM
14. 2026-06-02
    days on market $140,000 Active 179 DOM
15. 2026-06-01
    days on market $140,000 Active 178 DOM
16. 2026-05-31
    days on market $140,000 Active 177 DOM
17. 2026-04-07
    status Active
18. 2026-03-31
    historical
19. 2026-03-26
    price $140,000
20. 2026-03-06
    status Active
21. 2026-03-03
    historical
22. 2026-02-12
    price $150,000
23. 2025-11-25
    listed $160,000 Active
24. 2025-08-27
    soldstatus $96,600
25. 2007-06-29
    soldstatus $89,900
26. 2007-06-28
    historical 91-char remark

    Show marketing remark (91 chars)

    NICE LARGE DWMH 3/2. LARGE KITCHEN, LIVING ROOM AND NICE SIZE BEDROOM READY TO MOVE IN .

27. 2007-06-25
    soldstatus $89,500 91-char remark

    Show marketing remark (91 chars)

    NICE LARGE DWMH 3/2. LARGE KITCHEN, LIVING ROOM AND NICE SIZE BEDROOM READY TO MOVE IN .

28. 2007-05-11
    historical 135-char remark

    Show marketing remark (135 chars)

    NICE LARGE DWMH 3BR/2BA, SPLIT BEDROOM LARGE LIVING ROOM GREAT KITCHEN COOK ISLAND INSIDE LAUNDRY, 3 WOODEN DECKS. OUTSIDE SHEDS. ECT

29. 2007-02-13
    historical
30. 2007-01-15
    listed $75,000 91-char remark

    Show marketing remark (91 chars)

    NICE LARGE DWMH 3/2. LARGE KITCHEN, LIVING ROOM AND NICE SIZE BEDROOM READY TO MOVE IN .

31. 2006-05-12
    listed $79,900 135-char remark

    Show marketing remark (135 chars)

    NICE LARGE DWMH 3BR/2BA, SPLIT BEDROOM LARGE LIVING ROOM GREAT KITCHEN COOK ISLAND INSIDE LAUNDRY, 3 WOODEN DECKS. OUTSIDE SHEDS. ECT

32. 2006-04-18
    listed $17,000
33. 1997-10-16
    soldstatus $5,900

ⓘ 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: $762 · $63/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$317/yr (+$26/mo · 41.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,951
• − Mortgage interest: −$7,282
• − Property taxes: −$762
• − Insurance: −$650
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$3,782
• Taxable income: $923
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,787/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): 5,527

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2% Cuban 4%
• Common ancestry: Slovak 5% Iranian 2% European 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -14.80%
• Current HPI: 257.2822
• 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

+2272.9% since first listed

17 events — show timeline

• 2026-04-07 Relisted — realMLS
• 2026-03-31 Listing Removed — realMLS
• 2026-03-26 Price Changed $140,000 realMLS
• 2026-03-06 Relisted — realMLS
• 2026-03-03 Listing Removed — realMLS
• 2026-02-12 Price Changed $150,000 realMLS
• 2025-11-25 Listed $160,000 realMLS
• 2025-08-27 Sold (Public Records) $96,600 Public Records
• 2007-06-29 Sold (Public Records) $89,900 Public Records
• 2007-06-28 Listing Removed — realMLS
• 2007-06-25 Sold (MLS) $89,500 realMLS
• 2007-05-11 Listing Removed — realMLS
• 2007-02-13 Listing Removed — realMLS
• 2007-01-15 Listed $75,000 realMLS
• 2006-05-12 Listed $79,900 realMLS
• 2006-04-18 Listed $17,000 realMLS
• 1997-10-16 Sold (Public Records) $5,900 Public Records

Property tax history

+2.1%/yr

Latest (2025): $762 · +22.9% YoY. Source: county tax records.