10101 Co Rd 127 · Glen St. Mary, FL 32040

$265,000

4 bd · 2.0 ba · 1,475 sqft · Manufactured · 84 Days on market

Built 2026 Good condition ↓ 7% since listing

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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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.4/10.0
• Condition / age +4.2/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON MARKET at no fault of seller! Seller is offering 4.5% TOWARDS BUYERS CLOSING COSTS/FEES. Home does qualify for 100% financing USDA Loan (NO DOWN PAYMENT), a 2-1 BUYDOWN PROGRAM and UP TO $1,000 SELLER CREDIT with preferred lender. Welcome home to this brand new Clayton Homes manufactured home (Boone floor plan), situated on a 1 acre lot and offering a functional layout with room to spread out. Featuring 4 bedrooms, 2 bathrooms, and 1,475 square feet of living space, this home includes an open concept design with a split floor plan for added privacy. The kitchen features a center island and breakfast bar, ideal for everyday living and entertaining. A flex space provides additional ve

Key facts

• Built 2026
• Listed 83 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Septic tank; Electricity connected; Sewer connected; Water connected; Paved road access
• Home design: Double wide manufactured home; Used as a single-family residence
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Kitchen island; Open floor plan; Primary bathroom with shower (no tub); Split bedroom layout; Walk-in closets
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (0.8% below list).
• Recommended offer: $249k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.5% in Glen St. Mary — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Baker (town): math 53% / reading 49% proficiency, ranked #28 of 73 in FL (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Prek/Kindergarten Center (592 students, 58% FRL); Baker County Middle School (math 47% / reading 42%, grade D, #320 of 571 statewide, top 57%, 1,102 students, 52% FRL); Baker County Senior High School (math 41% / reading 48%, grade F, #237 of 667 statewide, top 36%, 1,425 students, 40% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 64 active listings in the ZIP; 99 units permitted in Baker County in 2024 (0 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 $8k of value loss. Plan a longer hold.
• Baker County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $249,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 8.4

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-27,272
• Equity at exit: $39,512

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-3,462
• Equity at exit: $22,912

Cash invested: $74,200 (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 32040

• Home prices YoY: -10.6%
• Active inventory: 64
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,629 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $245

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 86%

Sensitivity live

Price	-10% $429	-5% $337	+0% $245	+5% $154	+10% $62
Rent	-10% $38	-5% $142	+0% $245	+5% $349	+10% $453
Rate	-1.0pp $379	-0.5pp $313	base $245	+0.5pp $177	+1.0pp $107

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $265,000 Active 84 DOM
2. 2026-06-21
   days on market $265,000 Active 83 DOM
3. 2026-06-19
   days on market $265,000 Active 81 DOM
4. 2026-06-18
   days on market $265,000 Active 80 DOM
5. 2026-06-17
   days on market $265,000 Active 79 DOM
6. 2026-06-16
   days on market $265,000 Active 78 DOM
7. 2026-06-15
   days on market $265,000 Active 77 DOM
8. 2026-06-14
   days on market $265,000 Active 75 DOM
9. 2026-06-12
   days on market $265,000 Active 74 DOM
10. 2026-06-09
    days on market $265,000 Active 71 DOM
11. 2026-06-08
    days on market $265,000 Active 70 DOM
12. 2026-06-07
    days on market $265,000 Active 69 DOM
13. 2026-06-05
    days on market $265,000 Active 66 DOM
14. 2026-06-02
    days on market $265,000 Active 64 DOM
15. 2026-06-01
    days on market $265,000 Active 63 DOM
16. 2026-05-31
    days on market $265,000 Active 62 DOM
17. 2026-05-30
    days on market $265,000 Active 61 DOM
18. 2026-05-21
    price $265,000
19. 2026-05-14
    price $270,000
20. 2026-05-11
    status Active
21. 2026-05-07
    status Pending
22. 2026-04-24
    price $275,000
23. 2026-03-27
    listed $285,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,546
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − Depreciation: −$7,709
• Taxable loss: −$1,355
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $3,270/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.

Condition & rehab AI · 11 photos

Good 85/100 None rehab

This manufactured home is in good condition with recent updates, and has a good curb appeal. It is move-in ready and would benefit from some exterior painting and landscaping to further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding and trim — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Resale Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and make it more attractive to potential buyers.
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers.
• Both Adding a deck or patio — A deck or patio can increase the home's livable space and add value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding and trim — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers. ↑
• Both Adding a deck or patio — A deck or patio can increase the home's livable space and add value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Baker
• NCES district ID: 1200060
• Math proficiency: 53% ▼ -6.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $50,301
• Composite: 43.67/100
• National rank: #2958
• State rank: #28 of 73 in FL

Livability — Glen St. Mary

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,754

Population outlook (Baker County) Hauer SSP2

• Today (2025): 27,607 people
• By 2030: 27,452 · -0.6%
• By 2040: 26,637 · -3.5%
• By 2050: 25,103 · -9.1%
• By 2075: 19,576 · -29.1%
• By 2100: 11,664 · -57.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 3% Black 3%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Baker

• 2024 margin: Solid R (+73.1) · D 13.2% · R 86.3%
• 2008→2024 swing: -15.7pp toward R · 2008: -57.4pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+70.2 2016: R+64.8 2012: R+58.6 2008: R+57.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.72%
• Current HPI: 216.151
• 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

-7.0% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $265,000 realMLS
• 2026-05-14 Price Changed $270,000 realMLS
• 2026-05-11 Relisted — realMLS
• 2026-05-07 Pending — realMLS
• 2026-04-24 Price Changed $275,000 realMLS
• 2026-03-27 Listed $285,000 realMLS