60 Plankton Ave · Middleburg, FL 32068

$239,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 9 Days on market

Built 1997 1.11 ac lot Est $275k · 13% under

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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).

• ARV discount +13.4/15.0
• Cash flow +12.9/30.0
• Schools +5.1/10.0
• DSCR +3.9/10.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

READY. .. Final touches on Renovations in place, be the first to view. . beautiful additions Trimmed trees, Front & Rear Decks, Kitchen lots of upgraded soft close Cabinets, Quartz countertops, New Stainless Appliances, sep laundry Room, Bath has Garden soaker seperate shower ceilings fans LED lighting new hardware , New drywall few windows , lots of upgrades Must see situated on a paved road cul-de-sac private all metal sheds convey Seller is a licensed RE Agent

Key facts

• Quartz countertops
• Garden soaker
• Sep laundry room

Tags

• UPGRADED SOFT CLOSE CABINETS
• QUARTZ COUNTERTOPS
• NEW STAINLESS APPLIANCES
• SEP LAUNDRY ROOM
• GARDEN SOAKER
• SEPERATE SHOWER

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Additional parking
• Utilities: Private sewer (septic tank); Electricity connected
• Home design: Double wide manufactured home; Entry on level 1; Property attached
• Construction: Vinyl siding; Wood siding; Shingle roof
• Exterior features: Deck; Front porch; Rear porch; Cul-de-sac lot; Few trees; Wooded lot; Asphalt and gravel driveway/road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Plumbed for ice maker; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air; Electric cooling
• Interior features: Breakfast bar; Split bedrooms; Vaulted ceilings; Walk-in closets; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $-18 ($-214/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (15.6% below list).
• Recommended offer: $202k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in Middleburg — 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 65/100 on livability (#657 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Clay (suburban): math 58% / reading 59% proficiency, ranked #14 of 73 in FL (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Middleburg Elementary School (math 65% / reading 61%, grade B, #582 of 2,144 statewide, top 28%, 559 students, 100% FRL); Wilkinson Junior High School (math 54% / reading 49%, grade C, #232 of 571 statewide, top 41%, 752 students, 100% FRL); Middleburg High School (math 41% / reading 52%, grade D-, #216 of 667 statewide, top 33%, 1,852 students, 47% FRL) — zoned schools average 82% FRL vs 35% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 610 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,876 units permitted in Clay County in 2024 (14 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Clay County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $82k; list at $239k implies a 192% 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; severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,680 (15.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.84% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $275,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Plankton Ave	0.20mi	3/2.0	1,568 (-3%)	6mo	$235,000	$150	80
8710 Poppy Ct	0.37mi	3/2.0	1,620 (0%)	10mo	$255,000	$157	74
157 Plankton Ave	0.17mi	3/2.0	1,440 (-11%)	2mo	$269,900	$187	72
1994 Rose Ridge Ct	0.42mi	3/2.0	1,620 (0%)	17mo	$275,000	$170	66
2106 Candlewood Ct	0.28mi	3/2.0	1,501 (-7%)	15mo	$259,900	$173	62
1978 Pepperhill Ct	0.43mi	4/2.0 (+1)	1,560 (-4%)	14mo	$269,500	$173	57
225 Peppermint Ave	0.49mi	3/2.0	1,444 (-11%)	5mo	$221,900	$154	55
300 N Mimosa Ave	0.34mi	3/2.0	1,800 (+11%)	16mo	$289,000	$161	52
497 Kay Rd	0.42mi	4/2.0 (+1)	1,456 (-10%)	10mo	$260,000	$179	50
4541 Johns Cemetery Rd	0.61mi	4/2.0 (+1)	1,782 (+10%)	7mo	$308,000	$173	44
4530 Cougar Ct	0.74mi	4/2.0 (+1)	1,680 (+4%)	21mo	$255,000	$152	37
4967 Windmill Ct	0.61mi	4/2.0 (+1)	1,782 (+10%)	18mo	$253,242	$142	35

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 · 3.35% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-39,143
• Equity at exit: $35,636

10-year hold

• IRR: -7.6%
• Equity multiple: 0.51×
• Total profit: $-32,577
• Equity at exit: $20,664

Cash invested: $66,920 (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 32068

• Home prices YoY: -27.5%
• Rents YoY: 3.4%
• Active inventory: 610
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,017 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$258 /mo · $3,098/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-18

Break-even live

Break-even rent $2,039

Max offer price $235,857

Occupancy floor 96%

Sensitivity live

Price	-10% $118	-5% $50	+0% $-18	+5% $-85	+10% $-153
Rent	-10% $-177	-5% $-97	+0% $-18	+5% $62	+10% $142
Rate	-1.0pp $103	-0.5pp $43	base $-18	+0.5pp $-80	+1.0pp $-143

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4371 Johns Cemetery Rd Middleburg, FL	4.0	2.0	1718	$2,000	$1.16	23d	1	1.40mi

Listing history 8 events

1. 2026-06-21
   days on market $239,000 Active 9 DOM
2. 2026-06-18
   days on market $239,000 Active 6 DOM
3. 2026-06-17
   price $239,000 Active 5 DOM
4. 2026-06-17
   days on market $249,900 Active 5 DOM
5. 2026-06-16
   days on market $249,900 Active 4 DOM
6. 2026-06-15
   days on market $249,900 Active 3 DOM
7. 2026-06-13
   remarks 474-char remark
8. 2026-06-13
   listed $249,900 Active 1 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: $3,098 · $258/mo
• Projected year-2 tax: $3,098 · $258/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 ≥108°F today · 18 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: $24,202
• − Mortgage interest: −$13,388
• − Property taxes: −$3,098
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$6,953
• Taxable loss: −$4,304
• Est. tax savings @ 24.0%: +$1,033
• After-tax cash flow: $819/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: Clay
• NCES district ID: 1200300
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $59,379
• Composite: 50.73/100
• National rank: #1815
• State rank: #14 of 73 in FL

Livability — Middleburg

• Score: 65/100
• State rank: #657
• US rank: #13174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clay County · 208,450 people
• City population: 58,983
• Metro: Jacksonville, FL
• Population (ZIP): 58,983
• Household income: $84,431
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 975.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 230,495 people
• By 2030: 242,427 · +5.2%
• By 2040: 262,244 · +13.8%
• By 2050: 275,148 · +19.4%
• By 2075: 295,397 · +28.2%
• By 2100: 287,592 · +24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Two or more races 10% Black 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 9% Arabic 1% German/W. Germanic 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: +3.6pp toward D · 2008: -42.8pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.1 2016: R+44.3 2012: R+45.8 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.99%
• Current HPI: 305.2531
• Rent YoY: ▲ 3.35%
• Metro: Jacksonville, FL
• 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

+1982.5% since first listed

4 events — show timeline

• 2026-06-12 Listed $249,900 realMLS
• 2026-03-06 Sold (Public Records) $81,800 Public Records
• 1992-11-12 Sold (Public Records) $13,640 Public Records
• 1987-01-01 Sold (Public Records) $12,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $3,098 · +11.4% YoY. Source: county tax records.