1690 Freedom Dr · Middleburg, FL 32068

$225,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records

Manufactured home Built 1997 Est $225k · at est.

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Why this score? — see what drove the F 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 +7.4/15.0
• Cash flow +6.3/30.0
• Schools +5.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this thoughtfully maintained 3-bedroom, 2-bath residence offering privacy, functionality, and inviting indoor-outdoor living. Designed with a comfortable and flowing layout, the home features a spacious main living area filled with natural light and seamless connectivity to the dining space. The kitchen offers ample cabinetry and workspace, positioned to overlook the yard for an open and connected feel. The primary suite provides a private retreat with its own bath, featuring a large shower and generous closet space. Additional bedrooms offer flexibility for a variety of uses. A standout feature of this property is the fully fenced front yard with gated entry, creating a defined and welcoming approach while offering added privacy. The outdoor space provides room to relax, entertain, or personalize. There is also ample space to accommodate recreational vehicles, boats, or additional equipment. Conveniently located near shopping, dining, schools, and major roadways.

Key facts

• Parking
• Built 1997

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-398 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (31.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (35.5% below list).
• Recommended offer: $145k (35.5% below list) — sets the bar for 1% rule.

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: J.L. Wilkinson Elementary School (math 57% / reading 49%, grade C, #963 of 2,144 statewide, top 45%, 717 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); 609 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $150k; list at $225k implies a 50% 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 $145,107 (35.5% 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: 0.64% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.58%
• DSCR: 0.66
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $224,640
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1690 Freedom Dr	0.00mi	3/2.0	1,152 (0%)	1mo	$225,000	$195	99
1951 Friendly Pl	0.58mi	3/2.0	1,200 (+4%)	8mo	$220,000	$183	59

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: -29.1%
• Equity multiple: 0.03×
• Total profit: $-61,265
• Equity at exit: $33,548

10-year hold

• IRR: -28.0%
• Equity multiple: -0.33×
• Total profit: $-83,787
• Equity at exit: $19,454

Cash invested: $63,000 (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: 609
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$270 /mo · $3,245/yr
• Insurance: −$94
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-398

Break-even live

Break-even rent $1,955

Max offer price $154,736

Occupancy floor —

Sensitivity live

Price	-10% $-270	-5% $-334	+0% $-398	+5% $-461	+10% $-525
Rent	-10% $-512	-5% $-455	+0% $-398	+5% $-340	+10% $-283
Rate	-1.0pp $-284	-0.5pp $-341	base $-398	+0.5pp $-456	+1.0pp $-515

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1751 Freedom Dr Middleburg, FL	3.0	2.0	1216	$1,350	$1.11	6d	1	0.24mi

Listing history 13 events

1. 2026-05-14
   historical 989-char remark

   Show marketing remark (989 chars)

   Welcome to this thoughtfully maintained 3-bedroom, 2-bath residence offering privacy, functionality, and inviting indoor-outdoor living. Designed with a comfortable and flowing layout, the home features a spacious main living area filled with natural light and seamless connectivity to the dining space. The kitchen offers ample cabinetry and workspace, positioned to overlook the yard for an open and connected feel. The primary suite provides a private retreat with its own bath, featuring a large shower and generous closet space. Additional bedrooms offer flexibility for a variety of uses. A standout feature of this property is the fully fenced front yard with gated entry, creating a defined and welcoming approach while offering added privacy. The outdoor space provides room to relax, entertain, or personalize. There is also ample space to accommodate recreational vehicles, boats, or additional equipment. Conveniently located near shopping, dining, schools, and major roadways.

2. 2026-05-14
   listed $225,000 989-char remark

   Show marketing remark (989 chars)

   Welcome to this thoughtfully maintained 3-bedroom, 2-bath residence offering privacy, functionality, and inviting indoor-outdoor living. Designed with a comfortable and flowing layout, the home features a spacious main living area filled with natural light and seamless connectivity to the dining space. The kitchen offers ample cabinetry and workspace, positioned to overlook the yard for an open and connected feel. The primary suite provides a private retreat with its own bath, featuring a large shower and generous closet space. Additional bedrooms offer flexibility for a variety of uses. A standout feature of this property is the fully fenced front yard with gated entry, creating a defined and welcoming approach while offering added privacy. The outdoor space provides room to relax, entertain, or personalize. There is also ample space to accommodate recreational vehicles, boats, or additional equipment. Conveniently located near shopping, dining, schools, and major roadways.

3. 2026-04-22
   status Pending
4. 2026-04-09
   price $235,000
5. 2026-02-25
   listed $240,000 Active
6. 2021-01-22
   soldstatus $150,000 Sold 371-char remark

   Show marketing remark (371 chars)

   Total character and charm in this freshly updated home on over two acres of land! Property features upgrades including: new roof, updated kitchen and bathrooms, all new flooring throughout, Samsung stainless steel appliances, and fresh coat of interior paint. Sit back and sip on your coffee from your front or back porch! Plenty of parking for RV, boat, or other toys.

7. 2021-01-04
   status Pending 371-char remark

   Show marketing remark (371 chars)

   Total character and charm in this freshly updated home on over two acres of land! Property features upgrades including: new roof, updated kitchen and bathrooms, all new flooring throughout, Samsung stainless steel appliances, and fresh coat of interior paint. Sit back and sip on your coffee from your front or back porch! Plenty of parking for RV, boat, or other toys.

8. 2020-12-29
   listed $154,900 Active 371-char remark

   Show marketing remark (371 chars)

   Total character and charm in this freshly updated home on over two acres of land! Property features upgrades including: new roof, updated kitchen and bathrooms, all new flooring throughout, Samsung stainless steel appliances, and fresh coat of interior paint. Sit back and sip on your coffee from your front or back porch! Plenty of parking for RV, boat, or other toys.

9. 2020-11-20
   soldstatus $75,000 Sold
10. 2020-11-20
    soldstatus $75,000
11. 2020-11-09
    status Pending
12. 2020-11-05
    listed $70,000 Active
13. 1991-06-14
    soldstatus $23,000

ⓘ 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: $3,245 · $270/mo
• Projected year-2 tax: $3,245 · $270/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 · 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: $17,413
• − Mortgage interest: −$12,603
• − Property taxes: −$3,245
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$6,545
• Taxable loss: −$8,892
• Est. tax savings @ 24.0%: +$2,134
• After-tax cash flow: $-2,639/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

+878.3% since first listed

13 events — show timeline

• 2026-05-14 Listed $225,000 AINCAR
• 2026-05-14 Delisted — AINCAR
• 2026-04-22 Pending — realMLS
• 2026-04-09 Price Changed $235,000 realMLS
• 2026-02-25 Listed $240,000 realMLS
• 2021-01-22 Sold (MLS) $150,000 realMLS
• 2021-01-04 Pending — realMLS
• 2020-12-29 Listed $154,900 realMLS
• 2020-11-20 Sold (Public Records) $75,000 Public Records
• 2020-11-20 Sold (MLS) $75,000 realMLS
• 2020-11-09 Pending — realMLS
• 2020-11-05 Listed $70,000 realMLS
• 1991-06-14 Sold (Public Records) $23,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $3,245 · +12.1% YoY. Source: county tax records.