1134 Harmony Dr N · Fruit Cove, FL 32259

$225,000

3 bd · 2.0 ba · 1,701 sqft · Manufactured public records · 83 Days on market

Built 2003 8,276 sqft lot $132/sqft · 26% above area Est $178k · 26% 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 +24.3/30.0
• DSCR +7.8/10.0
• Schools +6.4/10.0
• 1% rule +5.7/10.0
• 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

Seller offering $5,000 towards closing costs/prepaids and may consider short-term financing with 15-20% down. Charming 3BR/2BA mobile home in St. Johns, just minutes from the St. Johns River. Features include a covered front porch, carport, and a long double-wide driveway with plenty of parking. Enjoy brand new laminate flooring throughout and a fenced area around the home for added privacy. Roof & HVAC is only 1 year old for peace of mind. Additional highlights include a shed on the property and a spacious primary suite with walk-in closet, double vanity, garden tub, and separate step-up shower. Move-in ready and full of potential! Great investment opportunity as well.

Key facts

• Covered front porch
• Newer ac
• Laminate flooring

Tags

• COVERED FRONT PORCH
• CARPORT
• DOUBLE-WIDE DRIVEWAY
• LAMINATE FLOORING
• FENCED AREA
• NEWER AC

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 $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 768 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 5,575 units permitted in St. Johns County in 2024 (584 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.
• 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 83 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $60k; list at $225k implies a 275% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.07% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (median comp): $178,471
• List price: $225,000
• Delta: 26.07%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1176 Harmony Dr	0.08mi	3/2.0	1,680 (-1%)	12mo	$140,000	$83	84
1145 Harmony Dr S	0.03mi	4/2.0 (+1)	1,848 (+9%)	11mo	$220,000	$119	70

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.77×
• Total profit: $-14,639
• Equity at exit: $33,548

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,856
• 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 32259

• Home prices YoY: -28.8%
• Rents YoY: 0.0%
• Active inventory: 768
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,399 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$168 /mo · $2,012/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $453

Break-even live

Break-even rent $1,824

Max offer price $225,000

Occupancy floor 76%

Sensitivity live

Price	-10% $581	-5% $517	+0% $453	+5% $390	+10% $326
Rent	-10% $264	-5% $359	+0% $453	+5% $548	+10% $643
Rate	-1.0pp $567	-0.5pp $511	base $453	+0.5pp $395	+1.0pp $336

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
236 Clover Ct Saint Johns, FL	3.0	2.0	1578	$2,400	$1.52	24d	1	1.17mi

Listing history 23 events

1. 2026-06-21
   days on market $225,000 Active 83 DOM
2. 2026-06-18
   days on market $225,000 Active 80 DOM
3. 2026-06-17
   days on market $225,000 Active 79 DOM
4. 2026-06-16
   days on market $225,000 Active 78 DOM
5. 2026-06-15
   days on market $225,000 Active 77 DOM
6. 2026-06-13
   days on market $225,000 Active 75 DOM
7. 2026-06-13
   pricedays on market $225,000 Active 74 DOM
8. 2026-06-10
   days on market $230,000 Active 71 DOM
9. 2026-06-08
   days on market $230,000 Active 70 DOM
10. 2026-06-07
    days on market $230,000 Active 69 DOM
11. 2026-06-03
    days on market $230,000 Active 65 DOM
12. 2026-06-02
    days on market $230,000 Active 64 DOM
13. 2026-06-01
    days on market $230,000 Active 63 DOM
14. 2026-05-31
    days on market $230,000 Active 62 DOM
15. 2026-04-14
    price $230,000 682-char remark

    Show marketing remark (682 chars)

    Seller offering $5,000 towards closing costs/prepaids and may consider short-term financing with 15-20% down. Charming 3BR/2BA mobile home in St. Johns, just minutes from the St. Johns River. Features include a covered front porch, carport, and a long double-wide driveway with plenty of parking. Enjoy brand new laminate flooring throughout and a fenced area around the home for added privacy. Roof & HVAC is only 1 year old for peace of mind. Additional highlights include a shed on the property and a spacious primary suite with walk-in closet, double vanity, garden tub, and separate step-up shower. Move-in ready and full of potential! Great investment opportunity as well.

16. 2026-03-30
    listed $235,000 Active 682-char remark

    Show marketing remark (682 chars)

    Seller offering $5,000 towards closing costs/prepaids and may consider short-term financing with 15-20% down. Charming 3BR/2BA mobile home in St. Johns, just minutes from the St. Johns River. Features include a covered front porch, carport, and a long double-wide driveway with plenty of parking. Enjoy brand new laminate flooring throughout and a fenced area around the home for added privacy. Roof & HVAC is only 1 year old for peace of mind. Additional highlights include a shed on the property and a spacious primary suite with walk-in closet, double vanity, garden tub, and separate step-up shower. Move-in ready and full of potential! Great investment opportunity as well.

17. 2013-03-05
    soldstatus $60,000
18. 2013-03-01
    soldstatus $60,000 217-char remark

    Show marketing remark (217 chars)

    Extrodinary 3/2DWMH with two additional bed rooms in back, new AC two porches, shed full fence and two car port concrete walks and driveway. This is one of best Moble homes available with a lot of extras. Estate sale.

19. 2011-08-26
    listed $69,900 217-char remark

    Show marketing remark (217 chars)

    Extrodinary 3/2DWMH with two additional bed rooms in back, new AC two porches, shed full fence and two car port concrete walks and driveway. This is one of best Moble homes available with a lot of extras. Estate sale.

20. 2010-03-05
    historical
21. 2009-11-11
    listed $110,000
22. 1995-12-29
    soldstatus $14,900
23. 1995-12-29
    soldstatus $12,000

ⓘ 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: $2,012 · $168/mo
• Projected year-2 tax: $2,012 · $168/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 · 20 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: $28,782
• − Mortgage interest: −$12,603
• − Property taxes: −$2,012
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − Depreciation: −$6,545
• Taxable income: $1,891
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $4,988/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

+1443.6% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $230,000 realMLS
• 2026-03-30 Listed $235,000 realMLS
• 2013-03-05 Sold (Public Records) $60,000 Public Records
• 2013-03-01 Sold (MLS) $60,000 St. Augustine and St. Johns County Board of REALTORS®
• 2011-08-26 Listed $69,900 St. Augustine and St. Johns County Board of REALTORS®
• 2010-03-05 Listing Removed — realMLS
• 2009-11-11 Listed $110,000 realMLS
• 1995-12-29 Sold (Public Records) $12,000 Public Records
• 1995-12-29 Sold (Public Records) $14,900 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,012 · +17.8% YoY. Source: county tax records.