35080 Duck Pond Ct · Callahan, FL 32011

$249,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 69 Days on market

Built 2001 Est $235k · 6% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Schools +6.0/10.0
• ARV discount +4.8/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

Price Reduced!!! This manufactured home is one of the better homes by Palm Harbor. This well cared for home sits on a cul-de-sac in the country where it's very peaceful and quiet. This home has been very well cared for and you can tell this the minute you walk inside. On the back of the property is your part of a pond that extends to the east, it's a quiet place where you can sit and enjoy the morning or evening ice tea or coffee. You'll be close to the conveniences such as the grocery store, gas stations, schools and much more. Here you're only 20 minutes from Jax, 45 minutes to Fernandina Beach and 55 minutes to Kings Bay. Come take a look at this home and you'll see this could easily be your next home. This home is priced to sell so schedule a showing quick, this one won't last long. Seller will escrow funds for new HVAC to be installed after closing.

Key facts

• Quality construction
• Full acre
• Peaceful pond

Tags

• FULL ACRE
• PEACEFUL POND
• QUALITY CONSTRUCTION
• FUNCTIONAL FLOOR PLAN

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Private sewer; Water connected; Electricity connected; Sewer not available
• Home design: Double wide manufactured home; One story; Property is attached
• Construction: Frame construction; Vinyl siding; Metal roof
• Exterior features: Front porch; Pond on the property; Cleared lot with few trees; County road frontage; Asphalt road surface; Waterfront

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Electric cooling; Wall/window air conditioning units
• Interior features: Electric water heater; Home has heating and cooling
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (40.0% below list).
• Recommended offer: $149k (40.0% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.6% in Callahan — 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 (#408 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Nassau (town): math 74% / reading 65% proficiency, ranked #4 of 73 in FL (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Callahan Elementary School (658 students, 51% FRL); Callahan Middle School (math 79% / reading 65%, grade A, #52 of 571 statewide, top 10%, 705 students, 46% FRL); West Nassau County High School (math 39% / reading 55%, grade D-, #207 of 667 statewide, top 32%, 974 students, 40% FRL).
• Market conditions: 103 active listings in the ZIP; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Nassau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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 $149,490 (40.0% 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 69 days. Have you received any prior offers? Is the seller open to a 40% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.60% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.17%
• DSCR: 0.77
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $234,900
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35236 Perret Plantation Rd	0.14mi	3/2.0	1,720 (+6%)	9mo	$175,000	$102	76
451513 Old Dixie Hwy	0.20mi	4/2.0 (+1)	1,736 (+7%)	3mo	$252,000	$145	72

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $116,369
• Equity at exit: $224,319

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $357,475
• Equity at exit: $483,752

Cash invested: $69,720 (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 32011

• Home prices YoY: 19.2%
• Active inventory: 103
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-300

Break-even live

Break-even rent $1,875

Max offer price $195,974

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-230	+0% $-300	+5% $-371	+10% $-441
Rent	-10% $-418	-5% $-359	+0% $-300	+5% $-241	+10% $-182
Rate	-1.0pp $-175	-0.5pp $-237	base $-300	+0.5pp $-365	+1.0pp $-430

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-10
   status $249,000 Pending 69 DOM
2. 2026-06-09
   days on market $249,000 Active 69 DOM
3. 2026-06-08
   days on market $249,000 Active 68 DOM
4. 2026-06-07
   days on market $249,000 Active 67 DOM
5. 2026-06-05
   days on market $249,000 Active 64 DOM
6. 2026-06-03
   days on market $249,000 Active 63 DOM
7. 2026-06-02
   days on market $249,000 Active 62 DOM
8. 2026-06-01
   days on market $249,000 Active 61 DOM
9. 2026-05-31
   days on market $249,000 Active 60 DOM
10. 2026-04-01
    listed $249,000 Active
11. 2026-03-30
    historical 866-char remark

    Show marketing remark (866 chars)

    Price Reduced!!! This manufactured home is one of the better homes by Palm Harbor. This well cared for home sits on a cul-de-sac in the country where it's very peaceful and quiet. This home has been very well cared for and you can tell this the minute you walk inside. On the back of the property is your part of a pond that extends to the east, it's a quiet place where you can sit and enjoy the morning or evening ice tea or coffee. You'll be close to the conveniences such as the grocery store, gas stations, schools and much more. Here you're only 20 minutes from Jax, 45 minutes to Fernandina Beach and 55 minutes to Kings Bay. Come take a look at this home and you'll see this could easily be your next home. This home is priced to sell so schedule a showing quick, this one won't last long. Seller will escrow funds for new HVAC to be installed after closing.

12. 2025-10-22
    price $249,000

    Show marketing remark (866 chars)

    Price Reduced!!! This manufactured home is one of the better homes by Palm Harbor. This well cared for home sits on a cul-de-sac in the country where it's very peaceful and quiet. This home has been very well cared for and you can tell this the minute you walk inside. On the back of the property is your part of a pond that extends to the east, it's a quiet place where you can sit and enjoy the morning or evening ice tea or coffee. You'll be close to the conveniences such as the grocery store, gas stations, schools and much more. Here you're only 20 minutes from Jax, 45 minutes to Fernandina Beach and 55 minutes to Kings Bay. Come take a look at this home and you'll see this could easily be your next home. This home is priced to sell so schedule a showing quick, this one won't last long. Seller will escrow funds for new HVAC to be installed after closing.

13. 2025-10-22
    price $249,000 866-char remark

    Show marketing remark (866 chars)

    Price Reduced!!! This manufactured home is one of the better homes by Palm Harbor. This well cared for home sits on a cul-de-sac in the country where it's very peaceful and quiet. This home has been very well cared for and you can tell this the minute you walk inside. On the back of the property is your part of a pond that extends to the east, it's a quiet place where you can sit and enjoy the morning or evening ice tea or coffee. You'll be close to the conveniences such as the grocery store, gas stations, schools and much more. Here you're only 20 minutes from Jax, 45 minutes to Fernandina Beach and 55 minutes to Kings Bay. Come take a look at this home and you'll see this could easily be your next home. This home is priced to sell so schedule a showing quick, this one won't last long. Seller will escrow funds for new HVAC to be installed after closing.

14. 2025-09-10
    historical
15. 2025-09-09
    status Active

    Show marketing remark (866 chars)

    Price Reduced!!! This manufactured home is one of the better homes by Palm Harbor. This well cared for home sits on a cul-de-sac in the country where it's very peaceful and quiet. This home has been very well cared for and you can tell this the minute you walk inside. On the back of the property is your part of a pond that extends to the east, it's a quiet place where you can sit and enjoy the morning or evening ice tea or coffee. You'll be close to the conveniences such as the grocery store, gas stations, schools and much more. Here you're only 20 minutes from Jax, 45 minutes to Fernandina Beach and 55 minutes to Kings Bay. Come take a look at this home and you'll see this could easily be your next home. This home is priced to sell so schedule a showing quick, this one won't last long. Seller will escrow funds for new HVAC to be installed after closing.

16. 2025-09-09
    listed $255,520 Active 866-char remark

    Show marketing remark (866 chars)

    Price Reduced!!! This manufactured home is one of the better homes by Palm Harbor. This well cared for home sits on a cul-de-sac in the country where it's very peaceful and quiet. This home has been very well cared for and you can tell this the minute you walk inside. On the back of the property is your part of a pond that extends to the east, it's a quiet place where you can sit and enjoy the morning or evening ice tea or coffee. You'll be close to the conveniences such as the grocery store, gas stations, schools and much more. Here you're only 20 minutes from Jax, 45 minutes to Fernandina Beach and 55 minutes to Kings Bay. Come take a look at this home and you'll see this could easily be your next home. This home is priced to sell so schedule a showing quick, this one won't last long. Seller will escrow funds for new HVAC to be installed after closing.

17. 2025-09-08
    historical
18. 2025-08-20
    listed $255,520 Active
19. 2025-03-26
    listed $255,520 Active
20. 2025-03-18
    listed $255,520 Active
21. 2004-10-21
    historical
22. 2004-06-23
    listed $119,900

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$1,207/yr (+$101/mo · 140.5%)

ⓘ 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 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 6/10 Major 10 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,939
• − Mortgage interest: −$13,948
• − Property taxes: −$859
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$7,244
• Taxable loss: −$8,227
• Est. tax savings @ 24.0%: +$1,975
• After-tax cash flow: $-1,628/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: Nassau
• NCES district ID: 1201350
• Math proficiency: 74% ▼ -2.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $58,267
• Composite: 59.79/100
• National rank: #899
• State rank: #4 of 73 in FL

Livability — Callahan

• Score: 71/100
• State rank: #408
• US rank: #7208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,716

Population outlook (Nassau County) Hauer SSP2

• Today (2025): 88,419 people
• By 2030: 92,679 · +4.8%
• By 2040: 99,257 · +12.3%
• By 2050: 103,378 · +16.9%
• By 2075: 109,726 · +24.1%
• By 2100: 107,006 · +21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Nassau

• 2024 margin: Solid R (+46.9) · D 26.1% · R 73.1%
• 2008→2024 swing: -3.1pp toward R · 2008: -43.8pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+45.9 2016: R+50.2 2012: R+48.6 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.56%
• Current HPI: 351.8301
• 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

+107.7% since first listed

13 events — show timeline

• 2026-04-01 Listed $249,000 realMLS
• 2026-03-30 Listing Removed — realMLS
• 2025-10-22 Price Changed $249,000 AINCAR
• 2025-10-22 Price Changed $249,000 realMLS
• 2025-09-10 Listing Removed — realMLS
• 2025-09-09 Relisted — realMLS
• 2025-09-09 Listed $255,520 realMLS
• 2025-09-08 Listing Removed — realMLS
• 2025-08-20 Listed $255,520 AINCAR
• 2025-03-26 Listed $255,520 realMLS
• 2025-03-18 Listed $255,520 AINCAR
• 2004-10-21 Listing Removed — realMLS
• 2004-06-23 Listed $119,900 realMLS

Property tax history

-0.0%/yr

Latest (2025): $859 · +4.0% YoY. Source: county tax records.