132 Mandrake St · Middleburg, FL 32068

$110,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 19 Days on market

Built 1997 1.16 ac lot ↓ 4% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to move-in. New carpet, vinyl, stove, skirting, new paint and more. Won't last! Must see!

Key facts

• 1.16 acre property
• Privacy oasis
• 1.16 acre lot

Tags

• 1.16 ACRE PROPERTY
• PRIVACY OASIS

Property features AI

Finance

• Other: Lot size approximately 1.16 acres
• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Septic tank sewer; Electricity available
• Home design: Mobile home (double wide); Single-level entry (Entry level: 1); Property faces south
• Construction: Double wide mobile construction
• Exterior features: Dirt road access; Other detached structure on the property; Property currently used for residential purposes

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Cooling present (type unspecified)
• Interior features: Other appliances (unspecified)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% 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.
• Market conditions: Rents rising (+3.4%/yr); 601 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $91k; 21% 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; 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 $108,350 (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 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?
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: 1.85% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.23%
• DSCR: 2.34
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $270,540
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Currant Ave	0.41mi	3/2.0	1,612 (-0%)	14mo	$270,000	$167	69
8710 Poppy Ct	0.57mi	3/2.0	1,620 (0%)	10mo	$255,000	$157	65
18 Foxtail Ave	0.27mi	3/2.0	1,404 (-13%)	11mo	$202,900	$145	56
4541 Johns Cemetery Rd	0.63mi	4/2.0 (+1)	1,782 (+10%)	6mo	$308,000	$173	44

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: 25.3%
• Equity multiple: 2.05×
• Total profit: $32,384
• Equity at exit: $16,401

10-year hold

• IRR: 33.3%
• Equity multiple: 4.09×
• Total profit: $95,114
• Equity at exit: $9,511

Cash invested: $30,800 (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: 601
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,039 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$212 /mo · $2,548/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $776

Break-even live

Break-even rent $1,057

Max offer price $110,000

Occupancy floor 57%

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: $27,500
• Closing costs: $3,300
• 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	21d	1	1.06mi

Listing history 9 events

1. 2026-05-06
   status Pending
2. 2026-04-17
   listed $110,000 Active
3. 2005-06-24
   historical 95-char remark

   Show marketing remark (95 chars)

   Ready to move-in. New carpet, vinyl, stove, skirting, new paint and more. Won't last! Must see!

4. 2005-06-21
   soldstatus $91,000 95-char remark

   Show marketing remark (95 chars)

   Ready to move-in. New carpet, vinyl, stove, skirting, new paint and more. Won't last! Must see!

5. 2005-04-05
   listed $92,900 95-char remark

   Show marketing remark (95 chars)

   Ready to move-in. New carpet, vinyl, stove, skirting, new paint and more. Won't last! Must see!

6. 2002-03-23
   historical 292-char remark

   Show marketing remark (292 chars)

   GREAT PIECE OF LAND WITH LARGE OAKS AND PLENTY OF ROOM FOR ANY THING YOU MAY WANT TO ADD. SPLIT BDRMS WITH LARGE CLOSET AND BATH IN MASTER. LARGE DECKS FRONT AND BACK. LARGE KITCHEN AND GREAT ROOM. THIS HOME IS IN GREAT CONDITION AND JUST NEEDS A NEW OWNER. W & D AND FRIDGE DO NOT CONVEY

7. 2001-09-22
   listed $94,900 292-char remark

   Show marketing remark (292 chars)

   GREAT PIECE OF LAND WITH LARGE OAKS AND PLENTY OF ROOM FOR ANY THING YOU MAY WANT TO ADD. SPLIT BDRMS WITH LARGE CLOSET AND BATH IN MASTER. LARGE DECKS FRONT AND BACK. LARGE KITCHEN AND GREAT ROOM. THIS HOME IS IN GREAT CONDITION AND JUST NEEDS A NEW OWNER. W & D AND FRIDGE DO NOT CONVEY

8. 1999-07-16
   soldstatus $113,700
9. 1998-07-20
   soldstatus $114,450

ⓘ 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: $2,548 · $212/mo
• Projected year-2 tax: $2,548 · $212/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $24,468
• − Mortgage interest: −$6,162
• − Property taxes: −$2,548
• − Insurance: −$550
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$3,200
• Taxable income: $8,094
• Est. tax owed @ 24.0%: −$1,942
• After-tax cash flow: $7,367/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

• Census place: Middleburg, FL
• 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

-3.9% since first listed

9 events — show timeline

• 2026-05-06 Pending — realMLS
• 2026-04-17 Listed $110,000 realMLS
• 2005-06-24 Listing Removed — realMLS
• 2005-06-21 Sold (MLS) $91,000 realMLS
• 2005-04-05 Listed $92,900 realMLS
• 2002-03-23 Listing Removed — realMLS
• 2001-09-22 Listed $94,900 realMLS
• 1999-07-16 Sold (Public Records) $113,700 Public Records
• 1998-07-20 Sold (Public Records) $114,450 Public Records

Property tax history

+13.1%/yr

Latest (2025): $2,548 · +7.1% YoY. Source: county tax records.