118 Lariat Dr · Interlachen, FL 32140

$220,000

4 bd · 2.0 ba · 1,820 sqft · Manufactured · 134 Days on market

Built 2022 1.28 ac lot

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Why this score? — see what drove the D- 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 +8.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

Almost a new 4 bedroom 2 Bath home sitting on over 1.25 acres, priced to sell quickly! Home is appx. 1820 sqft split floor plan with plenty of space to spread out! Home backs up to a State Forest so you can have peaceful evenings with the family. A newly built front porch is being completed. Don't delay, grab your toys, family and move right into this beautiful home!

Key facts

• Huge garden tub
• Split floor plan
• Two living areas

Tags

• TWO LIVING AREAS
• SPLIT FLOOR PLAN
• OVERSIZED MASTER SUITE
• HUGE GARDEN TUB
• WALK-IN SHOWER
• 8 MINUTES FROM LAKE GEORGE

Property features AI

Finance

• Financial info: $2,932.28 annual tax (2024)
• HOA & community: Not a senior community

Exterior

• Parking: On-street parking
• Utilities: Septic tank; Electricity available
• Home design: Manufactured home (double wide); Residential property
• Exterior features: 1.28-acre lot; County road frontage; Dirt road surface

Interior

• Kitchen: Electric oven
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Vinyl flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (30.7% below list).
• Recommended offer: $152k (30.7% below list) — sets the bar for 1% rule.

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: 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: 111 active listings in the ZIP; 113 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.4% local appreciation)).
• Putnam County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, 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 134 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $15k; list at $220k implies a 1367% 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 $152,396 (30.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.28×
• Total profit: $17,409
• Equity at exit: $104,287

10-year hold

• IRR: 7.7%
• Equity multiple: 2.23×
• Total profit: $75,585
• Equity at exit: $165,022

Cash invested: $61,600 (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 32140

• Home prices YoY: 1.6%
• Active inventory: 111
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$180 /mo · $2,160/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-221

Break-even live

Break-even rent $1,804

Max offer price $180,887

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-159	+0% $-221	+5% $-284	+10% $-346
Rent	-10% $-342	-5% $-282	+0% $-221	+5% $-161	+10% $-101
Rate	-1.0pp $-111	-0.5pp $-165	base $-221	+0.5pp $-278	+1.0pp $-336

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $220,000 Active 134 DOM
2. 2026-06-17
   days on market $220,000 Active 133 DOM
3. 2026-06-16
   days on market $220,000 Active 132 DOM
4. 2026-06-15
   days on market $220,000 Active 131 DOM
5. 2026-06-13
   days on market $220,000 Active 129 DOM
6. 2026-06-10
   days on market $220,000 Active 125 DOM
7. 2026-06-08
   days on market $220,000 Active 124 DOM
8. 2026-06-07
   days on market $220,000 Active 123 DOM
9. 2026-06-05
   days on market $220,000 Active 120 DOM
10. 2026-06-03
    days on market $220,000 Active 119 DOM
11. 2026-06-02
    days on market $220,000 Active 118 DOM
12. 2026-06-01
    days on market $220,000 Active 117 DOM
13. 2026-05-31
    days on market $220,000 Active 116 DOM
14. 2026-05-19
    status Active
15. 2026-05-19
    price $250,000
16. 2026-03-05
    status Active
17. 2026-01-20
    status Pending
18. 2026-01-20
    historical
19. 2026-01-14
    price $195,000
20. 2025-12-18
    status Active
21. 2025-12-18
    price $200,000
22. 2025-12-18
    status Active
23. 2025-10-29
    historical
24. 2025-10-18
    historical
25. 2025-08-19
    listed $210,000 Active
26. 2023-12-23
    historical 369-char remark

    Show marketing remark (369 chars)

    Almost a new 4 bedroom 2 Bath home sitting on over 1.25 acres, priced to sell quickly! Home is appx. 1820 sqft split floor plan with plenty of space to spread out! Home backs up to a State Forest so you can have peaceful evenings with the family. A newly built front porch is being completed. Don't delay, grab your toys, family and move right into this beautiful home!

27. 2023-12-01
    listed $200,000 Active 369-char remark

    Show marketing remark (369 chars)

    Almost a new 4 bedroom 2 Bath home sitting on over 1.25 acres, priced to sell quickly! Home is appx. 1820 sqft split floor plan with plenty of space to spread out! Home backs up to a State Forest so you can have peaceful evenings with the family. A newly built front porch is being completed. Don't delay, grab your toys, family and move right into this beautiful home!

28. 2023-08-25
    historical 652-char remark

    Show marketing remark (652 chars)

    This 4 bedroom, 2 bath home is less than 1 year old and sits on 1.28 acres. The lot backs up Etoniah Creek State Forest, which provides the future owner several unique advantages. These advantages include a closer connection to nature, a slower pace of life, cleaner air and a more peaceful environment!!! This home offers two living areas, a split floor plan AND an oversized master bathroom, with a huge garden tub AND a walk in shower. Sit out and enjoy the quiet from your BRAND NEW front porch, that will be completed prior to closing!! This home also sits only 8 minutes to the second largest lake in Floridas public boat ramp • Lake George!

29. 2023-08-08
    price $269,000 652-char remark

    Show marketing remark (652 chars)

    This 4 bedroom, 2 bath home is less than 1 year old and sits on 1.28 acres. The lot backs up Etoniah Creek State Forest, which provides the future owner several unique advantages. These advantages include a closer connection to nature, a slower pace of life, cleaner air and a more peaceful environment!!! This home offers two living areas, a split floor plan AND an oversized master bathroom, with a huge garden tub AND a walk in shower. Sit out and enjoy the quiet from your BRAND NEW front porch, that will be completed prior to closing!! This home also sits only 8 minutes to the second largest lake in Floridas public boat ramp • Lake George!

30. 2023-07-27
    price $289,000 652-char remark

    Show marketing remark (652 chars)

    This 4 bedroom, 2 bath home is less than 1 year old and sits on 1.28 acres. The lot backs up Etoniah Creek State Forest, which provides the future owner several unique advantages. These advantages include a closer connection to nature, a slower pace of life, cleaner air and a more peaceful environment!!! This home offers two living areas, a split floor plan AND an oversized master bathroom, with a huge garden tub AND a walk in shower. Sit out and enjoy the quiet from your BRAND NEW front porch, that will be completed prior to closing!! This home also sits only 8 minutes to the second largest lake in Floridas public boat ramp • Lake George!

31. 2023-07-18
    listed $299,900 Active 652-char remark

    Show marketing remark (652 chars)

    This 4 bedroom, 2 bath home is less than 1 year old and sits on 1.28 acres. The lot backs up Etoniah Creek State Forest, which provides the future owner several unique advantages. These advantages include a closer connection to nature, a slower pace of life, cleaner air and a more peaceful environment!!! This home offers two living areas, a split floor plan AND an oversized master bathroom, with a huge garden tub AND a walk in shower. Sit out and enjoy the quiet from your BRAND NEW front porch, that will be completed prior to closing!! This home also sits only 8 minutes to the second largest lake in Floridas public boat ramp • Lake George!

32. 2023-03-08
    historical
33. 2023-01-09
    listed $249,900 Active
34. 2022-07-15
    soldstatus $15,000 Closed
35. 2022-07-15
    soldstatus $15,000
36. 2022-07-07
    status Pending
37. 2022-06-20
    soldstatus $5,800
38. 2022-06-17
    listed $15,900 Active

ⓘ 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: $2,160 · $180/mo
• Projected year-2 tax: $2,160 · $180/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 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,288
• − Mortgage interest: −$12,323
• − Property taxes: −$2,160
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$6,400
• Taxable loss: −$6,621
• Est. tax savings @ 24.0%: +$1,589
• After-tax cash flow: $-1,068/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): 1,558

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• 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: ▲ 3.43%
• Current HPI: 214.5041
• 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

+1472.3% since first listed

25 events — show timeline

• 2026-05-19 Relisted — realMLS
• 2026-05-19 Price Changed $250,000 realMLS
• 2026-03-05 Relisted — realMLS
• 2026-01-20 Pending — realMLS
• 2026-01-20 Listing Removed — realMLS
• 2026-01-14 Price Changed $195,000 realMLS
• 2025-12-18 Relisted — realMLS
• 2025-12-18 Price Changed $200,000 realMLS
• 2025-12-18 Relisted — realMLS
• 2025-10-29 Listing Removed — realMLS
• 2025-10-18 Listing Removed — realMLS
• 2025-08-19 Listed $210,000 realMLS
• 2023-12-23 Listing Removed — realMLS
• 2023-12-01 Listed $200,000 realMLS
• 2023-08-25 Listing Removed — realMLS
• 2023-08-08 Price Changed $269,000 realMLS
• 2023-07-27 Price Changed $289,000 realMLS
• 2023-07-18 Listed $299,900 realMLS
• 2023-03-08 Listing Removed — realMLS
• 2023-01-09 Listed $249,900 realMLS
• 2022-07-15 Sold (Public Records) $15,000 Public Records
• 2022-07-15 Sold (MLS) $15,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-20 Sold (Public Records) $5,800 Public Records
• 2022-06-17 Listed $15,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+29.0%/yr

Latest (2025): $2,160 · -26.4% YoY. Source: county tax records.