205 Little Star Rd · Hawthorne, FL 32640

$84,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 157 Days on market

Built 1972 8,276 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sign is on McCall. Lots are back-to-back. Comes with older single-wide at 204 Johntry RD that has electric and septic, needs TLC, but could be repaired, or excellent wooded, shaded, fenced lot for your new mobile or modular. Street -to - street access. All for $22,000.

Key facts

• 8,276 sq ft lot
• Built 1972
• Listed 157 days

Property features AI

Finance

• Other: Property type: Mobile Home; Zoning: A2; Lot about 0.19 acres (75 x 108), road surface dirt/unimproved
• Financial info: No lease restrictions
• HOA & community: No association

Exterior

• Utilities: Well water; Septic tank; Private utilities
• Home design: Residential mobile home (single wide); One story; Facing south; Completed condition
• Construction: Metal siding; Metal roof; Built on crawlspace
• Exterior features: Cleared lot; Other exterior features

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Attic fan
• Interior features: Central heating; Central air conditioning; Attic fan; Microwave; Range; Refrigerator; Laminate flooring; Linoleum flooring; 5 total rooms; Laundry: Other
• Laundry & utility: Laundry features: Other; Crawlspace foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.7% in Hawthorne — 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 71/100 on livability (#376 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Putnam (town): math 34% / reading 39% proficiency, ranked #66 of 73 in FL (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 299 active listings in the ZIP; 113 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Putnam County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.40% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.40%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.45×
• Total profit: $10,599
• Equity at exit: $12,525

10-year hold

• IRR: 20.4%
• Equity multiple: 2.72×
• Total profit: $40,396
• Equity at exit: $7,263

Cash invested: $23,520 (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 32640

• Home prices YoY: -5.3%
• Active inventory: 299
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $380

Break-even live

Break-even rent $691

Max offer price $84,000

Occupancy floor 63%

Sensitivity live

Price	-10% $428	-5% $404	+0% $380	+5% $356	+10% $333
Rent	-10% $288	-5% $334	+0% $380	+5% $426	+10% $473
Rate	-1.0pp $422	-0.5pp $402	base $380	+0.5pp $358	+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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $84,000 Active 157 DOM
2. 2026-06-17
   days on market $84,000 Active 156 DOM
3. 2026-06-16
   days on market $84,000 Active 155 DOM
4. 2026-06-15
   days on market $84,000 Active 154 DOM
5. 2026-06-13
   days on market $84,000 Active 152 DOM
6. 2026-06-10
   days on market $84,000 Active 148 DOM
7. 2026-06-08
   days on market $84,000 Active 147 DOM
8. 2026-06-07
   days on market $84,000 Active 146 DOM
9. 2026-06-05
   days on market $84,000 Active 143 DOM
10. 2026-06-03
    days on market $84,000 Active 142 DOM
11. 2026-06-02
    days on market $84,000 Active 141 DOM
12. 2026-06-01
    days on market $84,000 Active 140 DOM
13. 2026-05-31
    days on market $84,000 Active 139 DOM
14. 2026-01-12
    listed $84,000 Active
15. 2022-06-14
    soldstatus $80,000
16. 2021-07-02
    soldstatus $42,000
17. 2007-01-10
    soldstatus $15,000
18. 2006-04-21
    historical 269-char remark

    Show marketing remark (269 chars)

    Sign is on McCall. Lots are back-to-back. Comes with older single-wide at 204 Johntry RD that has electric and septic, needs TLC, but could be repaired, or excellent wooded, shaded, fenced lot for your new mobile or modular. Street -to - street access. All for $22,000.

19. 2006-02-25
    listed $22,000 269-char remark

    Show marketing remark (269 chars)

    Sign is on McCall. Lots are back-to-back. Comes with older single-wide at 204 Johntry RD that has electric and septic, needs TLC, but could be repaired, or excellent wooded, shaded, fenced lot for your new mobile or modular. Street -to - street access. All for $22,000.

20. 2005-08-03
    soldstatus $7,500

ⓘ 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: $845 · $70/mo
• Projected year-2 tax: $845 · $70/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 · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,068
• − Mortgage interest: −$4,705
• − Property taxes: −$845
• − Insurance: −$420
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$2,444
• Taxable income: $3,403
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $3,746/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: Putnam
• NCES district ID: 1201620
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $33,350
• Composite: 29.99/100
• National rank: #6361
• State rank: #66 of 73 in FL

Livability — Hawthorne

• Score: 71/100
• State rank: #376
• US rank: #6630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,780

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 65,299 people
• By 2030: 61,255 · -6.2%
• By 2040: 52,930 · -18.9%
• By 2050: 45,051 · -31.0%
• By 2075: 28,720 · -56.0%
• By 2100: 15,852 · -75.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 24% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.8) · D 25.8% · R 73.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -19.3pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+41.2 2016: R+36.6 2012: R+24.5 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.68%
• Current HPI: 278.0079
• 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

+1020.0% since first listed

7 events — show timeline

• 2026-01-12 Listed $84,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-14 Sold (Public Records) $80,000 Public Records
• 2021-07-02 Sold (Public Records) $42,000 Public Records
• 2007-01-10 Sold (Public Records) $15,000 Public Records
• 2006-04-21 Listing Removed — realMLS
• 2006-02-25 Listed $22,000 realMLS
• 2005-08-03 Sold (Public Records) $7,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $845 · +10.5% YoY. Source: county tax records.