107 George Way · Interlachen, FL 32148

$90,000

3 bd · 2.0 ba · 952 sqft · Manufactured public records · 23 Days on market

Built 1980 Est $149k · 39% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Back on the Market no fault of my sellers. Handy Special! MOTIVATED SELLER! 3BR/2BA Mobile Home on Fenced . 45-Acre Lot Near Lakes –Ready for someone to bring It Back to Life! Looking for a project with great potential? This 1983 single-wide mobile home offers a 3-bedroom, 2-bath layout and is ready for someone to finish what’s been started! RETROFITTED IN 2005, New drywall and double layered subfloors already completed – a great head start Fully fenced yard, perfect for pets, gardening, or relaxing Close to multiple beautiful lakes – outdoor recreation at your fingertips Tucked away in a peaceful setting, yet just minutes from town Some TLC and finishing work will turn this property into a cozy retreat, weekend getaway, or rental investment. Investor-friendly | DIY Dream | Country Living Close to Town

Key facts

• Kitchen repaired
• Bathrooms remodeled
• Peaceful fenced lot

Tags

• RETROFITTED IN 2005
• BATHROOMS REMODELED
• KITCHEN REPAIRED
• PEACEFUL FENCED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 5.6% 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: 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: 759 active listings in the ZIP; 2 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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $43k; list at $90k implies a 109% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.59%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $148,512
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Hemlock St	0.74mi	3/2.0	1,056 (+11%)	22mo	$165,000	$156	29

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $10,283
• Equity at exit: $13,419

10-year hold

• IRR: 19.4%
• Equity multiple: 2.63×
• Total profit: $40,985
• Equity at exit: $7,782

Cash invested: $25,200 (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: 759
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $390

Break-even live

Break-even rent $756

Max offer price $90,000

Occupancy floor 64%

Sensitivity live

Price	-10% $441	-5% $416	+0% $390	+5% $365	+10% $339
Rent	-10% $292	-5% $341	+0% $390	+5% $440	+10% $489
Rate	-1.0pp $436	-0.5pp $413	base $390	+0.5pp $367	+1.0pp $343

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Hayman Dr Interlachen, FL	2.0	1.0	642	$1,250	$1.95	24d	1	1.37mi
123 Hayman Dr Interlachen, FL	2.0	1.0	598	$1,250	$2.09	24d	1	1.38mi

Listing history 26 events

1. 2026-06-18
   days on market $90,000 Active 23 DOM
2. 2026-06-17
   days on market $90,000 Active 22 DOM
3. 2026-06-16
   days on market $90,000 Active 21 DOM
4. 2026-06-15
   days on market $90,000 Active 20 DOM
5. 2026-06-13
   days on market $90,000 Active 18 DOM
6. 2026-06-10
   days on market $90,000 Active 14 DOM
7. 2026-06-08
   days on market $90,000 Active 13 DOM
8. 2026-06-07
   days on market $90,000 Active 12 DOM
9. 2026-06-05
   days on market $90,000 Active 9 DOM
10. 2026-06-03
    days on market $90,000 Active 8 DOM
11. 2026-06-02
    days on market $90,000 Active 7 DOM
12. 2026-06-01
    days on market $90,000 Active 6 DOM
13. 2026-05-31
    days on market $90,000 Active 5 DOM
14. 2026-05-26
    listed $90,000 Active
15. 2025-11-14
    soldstatus $43,000 Closed 838-char remark

    Show marketing remark (838 chars)

    Back on the Market no fault of my sellers. Handy Special! MOTIVATED SELLER! 3BR/2BA Mobile Home on Fenced . 45-Acre Lot Near Lakes –Ready for someone to bring It Back to Life! Looking for a project with great potential? This 1983 single-wide mobile home offers a 3-bedroom, 2-bath layout and is ready for someone to finish what’s been started! RETROFITTED IN 2005, New drywall and double layered subfloors already completed – a great head start Fully fenced yard, perfect for pets, gardening, or relaxing Close to multiple beautiful lakes – outdoor recreation at your fingertips Tucked away in a peaceful setting, yet just minutes from town Some TLC and finishing work will turn this property into a cozy retreat, weekend getaway, or rental investment. Investor-friendly | DIY Dream | Country Living Close to Town

16. 2025-11-05
    status Pending 838-char remark

    Show marketing remark (838 chars)

    Back on the Market no fault of my sellers. Handy Special! MOTIVATED SELLER! 3BR/2BA Mobile Home on Fenced . 45-Acre Lot Near Lakes –Ready for someone to bring It Back to Life! Looking for a project with great potential? This 1983 single-wide mobile home offers a 3-bedroom, 2-bath layout and is ready for someone to finish what’s been started! RETROFITTED IN 2005, New drywall and double layered subfloors already completed – a great head start Fully fenced yard, perfect for pets, gardening, or relaxing Close to multiple beautiful lakes – outdoor recreation at your fingertips Tucked away in a peaceful setting, yet just minutes from town Some TLC and finishing work will turn this property into a cozy retreat, weekend getaway, or rental investment. Investor-friendly | DIY Dream | Country Living Close to Town

17. 2025-09-11
    price $60,000 838-char remark

    Show marketing remark (838 chars)

    Back on the Market no fault of my sellers. Handy Special! MOTIVATED SELLER! 3BR/2BA Mobile Home on Fenced . 45-Acre Lot Near Lakes –Ready for someone to bring It Back to Life! Looking for a project with great potential? This 1983 single-wide mobile home offers a 3-bedroom, 2-bath layout and is ready for someone to finish what’s been started! RETROFITTED IN 2005, New drywall and double layered subfloors already completed – a great head start Fully fenced yard, perfect for pets, gardening, or relaxing Close to multiple beautiful lakes – outdoor recreation at your fingertips Tucked away in a peaceful setting, yet just minutes from town Some TLC and finishing work will turn this property into a cozy retreat, weekend getaway, or rental investment. Investor-friendly | DIY Dream | Country Living Close to Town

18. 2025-08-12
    status Active 838-char remark

    Show marketing remark (838 chars)

    Back on the Market no fault of my sellers. Handy Special! MOTIVATED SELLER! 3BR/2BA Mobile Home on Fenced . 45-Acre Lot Near Lakes –Ready for someone to bring It Back to Life! Looking for a project with great potential? This 1983 single-wide mobile home offers a 3-bedroom, 2-bath layout and is ready for someone to finish what’s been started! RETROFITTED IN 2005, New drywall and double layered subfloors already completed – a great head start Fully fenced yard, perfect for pets, gardening, or relaxing Close to multiple beautiful lakes – outdoor recreation at your fingertips Tucked away in a peaceful setting, yet just minutes from town Some TLC and finishing work will turn this property into a cozy retreat, weekend getaway, or rental investment. Investor-friendly | DIY Dream | Country Living Close to Town

19. 2025-07-30
    historical Contingent- Accepting Backups 838-char remark

    Show marketing remark (838 chars)

    Back on the Market no fault of my sellers. Handy Special! MOTIVATED SELLER! 3BR/2BA Mobile Home on Fenced . 45-Acre Lot Near Lakes –Ready for someone to bring It Back to Life! Looking for a project with great potential? This 1983 single-wide mobile home offers a 3-bedroom, 2-bath layout and is ready for someone to finish what’s been started! RETROFITTED IN 2005, New drywall and double layered subfloors already completed – a great head start Fully fenced yard, perfect for pets, gardening, or relaxing Close to multiple beautiful lakes – outdoor recreation at your fingertips Tucked away in a peaceful setting, yet just minutes from town Some TLC and finishing work will turn this property into a cozy retreat, weekend getaway, or rental investment. Investor-friendly | DIY Dream | Country Living Close to Town

20. 2025-06-13
    listed $69,000 Active 838-char remark

    Show marketing remark (838 chars)

    Back on the Market no fault of my sellers. Handy Special! MOTIVATED SELLER! 3BR/2BA Mobile Home on Fenced . 45-Acre Lot Near Lakes –Ready for someone to bring It Back to Life! Looking for a project with great potential? This 1983 single-wide mobile home offers a 3-bedroom, 2-bath layout and is ready for someone to finish what’s been started! RETROFITTED IN 2005, New drywall and double layered subfloors already completed – a great head start Fully fenced yard, perfect for pets, gardening, or relaxing Close to multiple beautiful lakes – outdoor recreation at your fingertips Tucked away in a peaceful setting, yet just minutes from town Some TLC and finishing work will turn this property into a cozy retreat, weekend getaway, or rental investment. Investor-friendly | DIY Dream | Country Living Close to Town

21. 2017-02-06
    soldstatus $20,000 Sold 312-char remark

    Show marketing remark (312 chars)

    SELLER PURCHASED AND HAD BEGUN REMODEL, REPAIRS, BUT WANTS TO REJOIN FAMILY. RETROFITTED IN 2005, FLOOR HAS BEEN REPLACED THROUGHOUT (DOUBLE-LAYERED PLYWOOD), BATHROOMS REMODELED, KITCHEN REPAIRED, ON PEACEFUL FENCED LOT. REPAIRS DONE NICELY, THE HARD WORK HAS BEEN DONE CAN BE GOOD STARTER OR ESCAPE, OR RENTAL

22. 2017-01-18
    status Pending 312-char remark

    Show marketing remark (312 chars)

    SELLER PURCHASED AND HAD BEGUN REMODEL, REPAIRS, BUT WANTS TO REJOIN FAMILY. RETROFITTED IN 2005, FLOOR HAS BEEN REPLACED THROUGHOUT (DOUBLE-LAYERED PLYWOOD), BATHROOMS REMODELED, KITCHEN REPAIRED, ON PEACEFUL FENCED LOT. REPAIRS DONE NICELY, THE HARD WORK HAS BEEN DONE CAN BE GOOD STARTER OR ESCAPE, OR RENTAL

23. 2017-01-11
    historical Active - Contingent 312-char remark

    Show marketing remark (312 chars)

    SELLER PURCHASED AND HAD BEGUN REMODEL, REPAIRS, BUT WANTS TO REJOIN FAMILY. RETROFITTED IN 2005, FLOOR HAS BEEN REPLACED THROUGHOUT (DOUBLE-LAYERED PLYWOOD), BATHROOMS REMODELED, KITCHEN REPAIRED, ON PEACEFUL FENCED LOT. REPAIRS DONE NICELY, THE HARD WORK HAS BEEN DONE CAN BE GOOD STARTER OR ESCAPE, OR RENTAL

24. 2016-11-09
    price $23,500 312-char remark

    Show marketing remark (312 chars)

    SELLER PURCHASED AND HAD BEGUN REMODEL, REPAIRS, BUT WANTS TO REJOIN FAMILY. RETROFITTED IN 2005, FLOOR HAS BEEN REPLACED THROUGHOUT (DOUBLE-LAYERED PLYWOOD), BATHROOMS REMODELED, KITCHEN REPAIRED, ON PEACEFUL FENCED LOT. REPAIRS DONE NICELY, THE HARD WORK HAS BEEN DONE CAN BE GOOD STARTER OR ESCAPE, OR RENTAL

25. 2016-10-16
    listed $25,900 Active 312-char remark

    Show marketing remark (312 chars)

    SELLER PURCHASED AND HAD BEGUN REMODEL, REPAIRS, BUT WANTS TO REJOIN FAMILY. RETROFITTED IN 2005, FLOOR HAS BEEN REPLACED THROUGHOUT (DOUBLE-LAYERED PLYWOOD), BATHROOMS REMODELED, KITCHEN REPAIRED, ON PEACEFUL FENCED LOT. REPAIRS DONE NICELY, THE HARD WORK HAS BEEN DONE CAN BE GOOD STARTER OR ESCAPE, OR RENTAL

26. 2002-10-07
    soldstatus $14,000

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $1,052 · $88/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 · 19 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: $15,000
• − Mortgage interest: −$5,041
• − Property taxes: −$1,052
• − Insurance: −$450
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,618
• Taxable income: $3,439
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $3,859/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

• Census place: Interlachen, FL
• 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

+542.9% since first listed

13 events — show timeline

• 2026-05-26 Listed $90,000 FSBO.com
• 2025-11-14 Sold (MLS) $43,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-11-05 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2025-09-11 Price Changed $60,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-08-12 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2025-07-30 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2025-06-13 Listed $69,000 St. Augustine and St. Johns County Board of REALTORS®
• 2017-02-06 Sold (MLS) $20,000 realMLS
• 2017-01-18 Pending — realMLS
• 2017-01-11 Contingent — realMLS
• 2016-11-09 Price Changed $23,500 realMLS
• 2016-10-16 Listed $25,900 realMLS
• 2002-10-07 Sold (Public Records) $14,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,052 · +9.6% YoY. Source: county tax records.