7160 Purdue St · Keystone Heights, FL 32656

$139,900

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 91 Days on market

Built 1985 0.70 ac lot

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The home sits on a double, corner lot. Convenient to Keystone and conveniences such as doctors, entertainment, drug stores, restaurants. Keystone beach and city park. Easy commute to Gainesville, Palatka and Jacksonville.

Key facts

• Keystone beach
• Double corner lot
• City park

Tags

• DOUBLE CORNER LOT
• KEYSTONE BEACH
• CITY PARK

Property features AI

Finance

• Other: Lot approximately 0.7 acres; Paved road access
• Financial info:
• HOA & community: No association

Exterior

• Parking:
• Security:
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured home (single wide); Residential property; One story; Faces south; Entry level: One
• Construction: Metal roof; Other construction materials; Crawlspace foundation; Built as a manufactured home
• Exterior features: Storage

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Open floorplan
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.6% in Keystone Heights — 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 80/100 on livability (#109 in FL, #1,684 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute 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: 321 active listings in the ZIP; 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 $967 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $37k; list at $140k implies a 278% 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.14% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $62,832
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6429 Baylor Ave	0.49mi	2/2.0 (-1)	924 (0%)	4mo	$55,000	$60	69
6324 Bowdoin Ave	0.52mi	2/2.0 (-1)	924 (0%)	16mo	$63,000	$68	57
6401 Cascade Dr	0.68mi	3/2.0	1,056 (+14%)	20mo	$162,000	$153	28

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: 1.4%
• Equity multiple: 1.06×
• Total profit: $2,158
• Equity at exit: $20,860

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $33,742
• Equity at exit: $12,096

Cash invested: $39,172 (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 32656

• Home prices YoY: -7.4%
• Active inventory: 321
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $390

Break-even live

Break-even rent $1,094

Max offer price $139,900

Occupancy floor 70%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $139,900 Active 91 DOM
2. 2026-06-17
   days on market $139,900 Active 90 DOM
3. 2026-06-16
   days on market $139,900 Active 89 DOM
4. 2026-06-15
   days on market $139,900 Active 88 DOM
5. 2026-06-13
   days on market $139,900 Active 86 DOM
6. 2026-06-13
   days on market $139,900 Active 85 DOM
7. 2026-06-09
   days on market $139,900 Active 82 DOM
8. 2026-06-08
   days on market $139,900 Active 81 DOM
9. 2026-06-07
   days on market $139,900 Active 80 DOM
10. 2026-06-03
    days on market $139,900 Active 76 DOM
11. 2026-06-02
    days on market $139,900 Active 75 DOM
12. 2026-06-01
    days on market $139,900 Active 74 DOM
13. 2026-05-31
    days on market $139,900 Active 73 DOM
14. 2026-05-19
    price $139,900 223-char remark

    Show marketing remark (223 chars)

    The home sits on a double, corner lot. Convenient to Keystone and conveniences such as doctors, entertainment, drug stores, restaurants. Keystone beach and city park. Easy commute to Gainesville, Palatka and Jacksonville.

15. 2026-05-19
    price $139,900

    Show marketing remark (223 chars)

    The home sits on a double, corner lot. Convenient to Keystone and conveniences such as doctors, entertainment, drug stores, restaurants. Keystone beach and city park. Easy commute to Gainesville, Palatka and Jacksonville.

16. 2026-03-19
    listed $142,500 Active
17. 2026-02-25
    price $142,500 223-char remark

    Show marketing remark (223 chars)

    The home sits on a double, corner lot. Convenient to Keystone and conveniences such as doctors, entertainment, drug stores, restaurants. Keystone beach and city park. Easy commute to Gainesville, Palatka and Jacksonville.

18. 2025-11-24
    listed $135,900 Active 223-char remark

    Show marketing remark (223 chars)

    The home sits on a double, corner lot. Convenient to Keystone and conveniences such as doctors, entertainment, drug stores, restaurants. Keystone beach and city park. Easy commute to Gainesville, Palatka and Jacksonville.

19. 2009-04-02
    historical 185-char remark

    Show marketing remark (185 chars)

    Upgraded mobile home w/laminated wood flooring in living room, tiled kitchen and baths. Recently painted inside (2007), fenced back yard, above-ground pool (as is condition) wood decks.

20. 2009-04-02
    historical

    Show marketing remark (185 chars)

    Upgraded mobile home w/laminated wood flooring in living room, tiled kitchen and baths. Recently painted inside (2007), fenced back yard, above-ground pool (as is condition) wood decks.

21. 2008-10-02
    listed $38,900 185-char remark

    Show marketing remark (185 chars)

    Upgraded mobile home w/laminated wood flooring in living room, tiled kitchen and baths. Recently painted inside (2007), fenced back yard, above-ground pool (as is condition) wood decks.

22. 2008-10-02
    listed $38,900

    Show marketing remark (185 chars)

    Upgraded mobile home w/laminated wood flooring in living room, tiled kitchen and baths. Recently painted inside (2007), fenced back yard, above-ground pool (as is condition) wood decks.

23. 2007-12-04
    historical
24. 2007-06-04
    listed $42,000
25. 2003-04-30
    soldstatus $37,000
26. 1999-07-27
    soldstatus $30,000
27. 1996-03-15
    soldstatus $34,900

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$290/yr (+$24/mo · 33.3%)

ⓘ 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 ≥107°F today · 20 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: $19,063
• − Mortgage interest: −$7,837
• − Property taxes: −$871
• − Insurance: −$700
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$4,070
• Taxable income: $2,536
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $4,077/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 — Keystone Heights

• Score: 80/100
• State rank: #109
• US rank: #1684

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,630

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 (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -27.65%
• Current HPI: 344.7744
• 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

+300.9% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $139,900 realMLS
• 2026-05-19 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $142,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $142,500 realMLS
• 2025-11-24 Listed $135,900 realMLS
• 2009-04-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-04-02 Listing Removed — realMLS
• 2008-10-02 Listed $38,900 Stellar MLS as Distributed by MLS Grid
• 2008-10-02 Listed $38,900 realMLS
• 2007-12-04 Listing Removed — realMLS
• 2007-06-04 Listed $42,000 realMLS
• 2003-04-30 Sold (Public Records) $37,000 Public Records
• 1999-07-27 Sold (Public Records) $30,000 Public Records
• 1996-03-15 Sold (Public Records) $34,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $871 · +5.6% YoY. Source: county tax records.