1104 Harmony Dr N · Fruit Cove, FL 32259

$215,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 140 Days on market

Built 1973 8,712 sqft lot $187/sqft · 38% above area Est $156k · 38% over

---

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 +22.0/30.0
• DSCR +7.1/10.0
• Schools +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom, 2-Bathroom Mobile Home in St. Johns County School District. Featuring an average, functional layout, the property is conveniently located near the St. Johns River, shopping, dining and everyday amenities. Ideal for investors or as a rental opportunity, this home provides great potential in a sought after area.

Key facts

• St johns river
• Sought after area
• Rental opportunity

Tags

• ST JOHNS RIVER
• RENTAL OPPORTUNITY
• SOUGHT AFTER AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.9% in Fruit Cove — 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 69/100 on livability (#469 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• St. Johns (rural): math 75% / reading 73% proficiency, ranked #2 of 73 in FL (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 762 active listings in the ZIP; high-income renter base; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• This rent is only 18% of the median local income ($151k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• St. Johns County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $170k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-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: 1.03% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $155,978
• List price: $215,000
• Delta: 37.84%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.68×
• Total profit: $-19,420
• Equity at exit: $32,057

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-13,779
• Equity at exit: $18,589

Cash invested: $60,200 (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 32259

• Home prices YoY: -28.8%
• Rents YoY: 0.0%
• Active inventory: 762
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,207 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$183 /mo · $2,192/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $344

Break-even live

Break-even rent $1,772

Max offer price $215,000

Occupancy floor 79%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $215,000 Active 140 DOM
2. 2026-06-17
   days on market $215,000 Active 139 DOM
3. 2026-06-16
   days on market $215,000 Active 138 DOM
4. 2026-06-15
   days on market $215,000 Active 137 DOM
5. 2026-06-13
   days on market $215,000 Active 135 DOM
6. 2026-06-13
   days on market $215,000 Active 134 DOM
7. 2026-06-10
   days on market $215,000 Active 131 DOM
8. 2026-06-08
   days on market $215,000 Active 130 DOM
9. 2026-06-07
   days on market $215,000 Active 129 DOM
10. 2026-06-03
    days on market $215,000 Active 125 DOM
11. 2026-06-02
    days on market $215,000 Active 124 DOM
12. 2026-06-01
    days on market $215,000 Active 123 DOM
13. 2026-05-31
    days on market $215,000 Active 122 DOM
14. 2026-01-29
    listed $215,000 Active 331-char remark

    Show marketing remark (331 chars)

    Charming 3-Bedroom, 2-Bathroom Mobile Home in St. Johns County School District. Featuring an average, functional layout, the property is conveniently located near the St. Johns River, shopping, dining and everyday amenities. Ideal for investors or as a rental opportunity, this home provides great potential in a sought after area.

15. 2025-11-02
    historical $1,700
16. 2025-10-31
    historical 739-char remark

    Show marketing remark (739 chars)

    Discover incredible value in this desirable St. Johns County zip code! This beautifully updated 1,152 sq. ft. home is just off Fruit Cove Rd, less than a quarter mile from the St. Johns River. Enjoy easy access to Racetrack Rd, Julington Creek, and scenic destinations like Alpine Groves Park, all while being close to top-rated schools and convenient shopping. Step onto the welcoming front porch and through the cheerful sunshine-yellow door into a spacious, light-filled living room featuring brand-new luxury vinyl plank flooring throughout. Continue through the dedicated dining area into the stylishly updated kitchen, complete with custom cabinetry, granite countertops, a tile backsplash, and brand-new stainless steel appliances.

17. 2025-10-09
    price $1,700
18. 2025-10-07
    price $229,000 739-char remark

    Show marketing remark (739 chars)

    Discover incredible value in this desirable St. Johns County zip code! This beautifully updated 1,152 sq. ft. home is just off Fruit Cove Rd, less than a quarter mile from the St. Johns River. Enjoy easy access to Racetrack Rd, Julington Creek, and scenic destinations like Alpine Groves Park, all while being close to top-rated schools and convenient shopping. Step onto the welcoming front porch and through the cheerful sunshine-yellow door into a spacious, light-filled living room featuring brand-new luxury vinyl plank flooring throughout. Continue through the dedicated dining area into the stylishly updated kitchen, complete with custom cabinetry, granite countertops, a tile backsplash, and brand-new stainless steel appliances.

19. 2025-09-30
    listed $1,900
20. 2025-09-29
    listed $239,000 Active 739-char remark

    Show marketing remark (739 chars)

    Discover incredible value in this desirable St. Johns County zip code! This beautifully updated 1,152 sq. ft. home is just off Fruit Cove Rd, less than a quarter mile from the St. Johns River. Enjoy easy access to Racetrack Rd, Julington Creek, and scenic destinations like Alpine Groves Park, all while being close to top-rated schools and convenient shopping. Step onto the welcoming front porch and through the cheerful sunshine-yellow door into a spacious, light-filled living room featuring brand-new luxury vinyl plank flooring throughout. Continue through the dedicated dining area into the stylishly updated kitchen, complete with custom cabinetry, granite countertops, a tile backsplash, and brand-new stainless steel appliances.

21. 2023-02-22
    soldstatus $170,000
22. 2023-02-21
    soldstatus $170,000 Sold
23. 2023-02-21
    status Pending
24. 2023-02-16
    historical Active - Contingent
25. 2023-02-13
    price $175,000
26. 2023-02-13
    status Active
27. 2022-04-20
    historical
28. 2022-03-24
    listed $225,000 Active
29. 2021-11-03
    soldstatus $75,000
30. 2008-12-12
    soldstatus $63,000
31. 2008-12-05
    historical
32. 2008-12-04
    soldstatus $63,000
33. 2008-10-29
    listed $83,500
34. 2000-12-29
    soldstatus $39,000
35. 2000-09-29
    soldstatus $35,000
36. 1993-11-29
    soldstatus $34,200
37. 1992-04-10
    soldstatus $35,000
38. 1984-10-01
    soldstatus $33,000

ⓘ 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: $2,192 · $183/mo
• Projected year-2 tax: $2,192 · $183/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,487
• − Mortgage interest: −$12,043
• − Property taxes: −$2,192
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$6,255
• Taxable income: $684
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $3,963/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: St. Johns
• NCES district ID: 1201740
• Math proficiency: 75% ▼ -5.00%
• Reading proficiency: 73% ▼ -2.00%
• Median HH income: $66,842
• Composite: 64.31/100
• National rank: #556
• State rank: #2 of 73 in FL

Livability — Fruit Cove

• Score: 69/100
• State rank: #469
• US rank: #8490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruit Cove, FL
• County: Saint Johns County · 301,599 people
• Metro: Jacksonville, FL
• Population (ZIP): 75,016
• Household income: $150,736
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 727.0

Population outlook (St. Johns County) Hauer SSP2

• Today (2025): 303,941 people
• By 2030: 342,590 · +12.7%
• By 2040: 417,328 · +37.3%
• By 2050: 487,011 · +60.2%
• By 2075: 635,395 · +109.1%
• By 2100: 717,469 · +136.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 11% Hispanic / Latino 9% Black 6% Asian 6%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 2%

Political lean MEDSL · St. Johns

• 2024 margin: Solid R (+31.4) · D 33.9% · R 65.2%
• 2008→2024 swing: +0.2pp no change · 2008: -31.6pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+26.7 2016: R+33.4 2012: R+37.8 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.54%
• Current HPI: 261.2552
• Rent YoY: ▬ 0.00%
• 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

+551.5% since first listed

25 events — show timeline

• 2026-01-29 Listed $215,000 realMLS
• 2025-11-02 Rental Removed $1,700 NEFLMLS
• 2025-10-31 Listing Removed — realMLS
• 2025-10-09 Price Changed $1,700 NEFLMLS
• 2025-10-07 Price Changed $229,000 realMLS
• 2025-09-30 Listed for Rent $1,900 NEFLMLS
• 2025-09-29 Listed $239,000 realMLS
• 2023-02-22 Sold (Public Records) $170,000 Public Records
• 2023-02-21 Sold (MLS) $170,000 realMLS
• 2023-02-21 Pending — realMLS
• 2023-02-16 Contingent — realMLS
• 2023-02-13 Price Changed $175,000 realMLS
• 2023-02-13 Relisted — realMLS
• 2022-04-20 Listing Removed — realMLS
• 2022-03-24 Listed $225,000 realMLS
• 2021-11-03 Sold (Public Records) $75,000 Public Records
• 2008-12-12 Sold (Public Records) $63,000 Public Records
• 2008-12-05 Listing Removed — realMLS
• 2008-12-04 Sold (MLS) $63,000 realMLS
• 2008-10-29 Listed $83,500 realMLS
• 2000-12-29 Sold (Public Records) $39,000 Public Records
• 2000-09-29 Sold (Public Records) $35,000 Public Records
• 1993-11-29 Sold (Public Records) $34,200 Public Records
• 1992-04-10 Sold (Public Records) $35,000 Public Records
• 1984-10-01 Sold (Public Records) $33,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,192 · +12.6% YoY. Source: county tax records.