12575 72nd Trl · Live Oak, FL 32060

$55,000

1 bd · 2.0 ba · 576 sqft · Manufactured public records · 13 Days on market

Built 1973 1.84 ac lot $95/sqft · 10% above area Est $50k · 10% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman Special! This 1.84-acre property offers endless potential and is conveniently located just minutes from downtown Live Oak. The property features an older single-wide mobile home, along with an existing well and septic system. Renovate the current home to suit your needs or remove it and build new—this acreage provides a great opportunity for investment or a fresh start. A small portion of the back corner of the property is located in a flood zone; however, the home site itself is not in a flood zone. Don’t miss the chance to make this property your own!

Key facts

• 1.84 acre lot
• Built 1973
• Listed 13 days

Property features AI

Finance

• Other: Property type: Residential mobile home; Zoning: RES; Lot size source indicates 1.84 acres (approx. 7446 m²)
• Financial info: No additional financial details provided
• HOA & community: No HOA; Pets allowed

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Water: Well (see remarks); Sewer: Septic tank; Other utilities
• Home design: Mobile home (single wide); One level; Faces southwest
• Construction: Metal siding; Other roof type; Building area about 576 square feet
• Exterior features: Dirt road access; Approximately 1.84 acres

Interior

• Kitchen: Refrigerator included
• Bedrooms: 1 bedroom
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: No notable interior features listed
• Laundry & utility: Laundry: Other configuration

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($789 rent vs $55k).
• Cap rate 11.7% vs local median 2.7% in Live Oak — 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 70/100 on livability (#448 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Suwannee (town): math 45% / reading 44% proficiency, ranked #52 of 73 in FL (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 285 active listings in the ZIP; 138 units permitted in Suwannee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $55,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.17%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $50,000
• List price: $55,000
• Delta: 10.00%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12575 72nd Trl	0.00mi	1/1.0	576 (0%)	0mo	$50,000	$87	96

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $6,769
• Equity at exit: $8,201

10-year hold

• IRR: 20.1%
• Equity multiple: 2.70×
• Total profit: $26,116
• Equity at exit: $4,755

Cash invested: $15,400 (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 32060

• Home prices YoY: -26.5%
• Active inventory: 285
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $789 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $246

Break-even live

Break-even rent $478

Max offer price $55,000

Occupancy floor 64%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-19
   status Pending 1144-char remark
2. 2026-05-14
   price $55,000 1144-char remark
3. 2026-05-05
   listed $65,000 Active 1144-char remark
4. 2026-03-12
   soldstatus $45,000
5. 2026-03-02
   historical Active Under Contract 580-char remark

   Show marketing remark (580 chars)

   Handyman Special! This 1.84-acre property offers endless potential and is conveniently located just minutes from downtown Live Oak. The property features an older single-wide mobile home, along with an existing well and septic system. Renovate the current home to suit your needs or remove it and build new—this acreage provides a great opportunity for investment or a fresh start. A small portion of the back corner of the property is located in a flood zone; however, the home site itself is not in a flood zone. Don’t miss the chance to make this property your own!

6. 2026-03-01
   soldstatus $45,000 Closed 580-char remark

   Show marketing remark (580 chars)

   Handyman Special! This 1.84-acre property offers endless potential and is conveniently located just minutes from downtown Live Oak. The property features an older single-wide mobile home, along with an existing well and septic system. Renovate the current home to suit your needs or remove it and build new—this acreage provides a great opportunity for investment or a fresh start. A small portion of the back corner of the property is located in a flood zone; however, the home site itself is not in a flood zone. Don’t miss the chance to make this property your own!

7. 2026-02-12
   listed $68,000 Active 580-char remark

   Show marketing remark (580 chars)

   Handyman Special! This 1.84-acre property offers endless potential and is conveniently located just minutes from downtown Live Oak. The property features an older single-wide mobile home, along with an existing well and septic system. Renovate the current home to suit your needs or remove it and build new—this acreage provides a great opportunity for investment or a fresh start. A small portion of the back corner of the property is located in a flood zone; however, the home site itself is not in a flood zone. Don’t miss the chance to make this property your own!

8. 1993-11-01
   soldstatus $7,000

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $795 · $66/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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,473
• − Mortgage interest: −$3,081
• − Property taxes: −$795
• − Insurance: −$275
• − Repairs & maintenance: −$758
• − Management: −$758
• − Depreciation: −$1,600
• Taxable income: $2,207
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $2,423/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: Suwannee
• NCES district ID: 1201830
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $37,785
• Composite: 37.07/100
• National rank: #4503
• State rank: #52 of 73 in FL

Livability — Live Oak

• Score: 70/100
• State rank: #448
• US rank: #8100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,085

Population outlook (Suwannee County) Hauer SSP2

• Today (2025): 45,226 people
• By 2030: 45,833 · +1.3%
• By 2040: 46,631 · +3.1%
• By 2050: 46,544 · +2.9%
• By 2075: 43,635 · -3.5%
• By 2100: 34,318 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Black 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 1% Cuban 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Suwannee

• 2024 margin: Solid R (+61.0) · D 19.3% · R 80.2%
• 2008→2024 swing: -17.8pp toward R · 2008: -43.1pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+56.6 2016: R+55.3 2012: R+45.0 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.37%
• Current HPI: 167.3265
• 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

+614.3% since first listed

9 events — show timeline

• 2026-06-12 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $55,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Sold (Public Records) $45,000 Public Records
• 2026-03-02 Contingent — NFMLS
• 2026-03-01 Sold (MLS) $45,000 NFMLS
• 2026-02-12 Listed $68,000 NFMLS
• 1993-11-01 Sold (Public Records) $7,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $795 · +123.9% YoY. Source: county tax records.