126 Willow Ln · Hawthorne, FL 32640

$119,000

None bd · None ba · 1,152 sqft · Manufactured public records · 1 Days on market

Built 1989 3.91 ac lot

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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 +7.5/15.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Almost 4 beautiful wooded acres with tons of live oak trees! Not in Flood Zone and no HOA! Legal has two platted lots so may be able to divide, you would need to verify that with Putnam County. Home is sold AS IS. We give little value to home in pricing as the home has had roof leaks and has mold. The home could be saved or removed for your new home. To view home is at your own risk. Great location just off paved street with easy commute to Gainesville or Palatka.

Key facts

• Not in flood zone
• Live oak trees
• Easy commute

Tags

• WOODED ACRES
• LIVE OAK TREES
• NOT IN FLOOD ZONE
• NO HOA
• TWO PLATTED LOTS
• EASY COMMUTE

Property features AI

Exterior

• Parking: Other parking
• Utilities: Septic tank; Electricity connected
• Home design: Double wide manufactured home; Used for residential and agricultural purposes
• Construction: Shingle roof
• Exterior features: Front porch; Rear porch; Porch

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedrooms; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $-742 ($-9k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Cap rate -1.2% vs local median 3.7% in Hawthorne — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $823 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

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 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?
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: 0.00% ✗
• Cap rate: -1.19%
• Cash-on-cash: -26.72%
• DSCR: -0.19
• GRM: 0.0

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: -77.9%
• Equity multiple: -1.00×
• Total profit: $-66,580
• Equity at exit: $17,743

10-year hold

• IRR: —
• Equity multiple: -2.57×
• Total profit: $-119,016
• Equity at exit: $10,289

Cash invested: $33,320 (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

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$624
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-742

Break-even live

Break-even rent $939

Max offer price —

Occupancy floor —

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   pricedays on marketlisting id $119,000 Active 1 DOM
2. 2026-06-18
   days on market $119,900 Active 164 DOM
3. 2026-06-17
   days on market $119,900 Active 163 DOM
4. 2026-06-16
   days on market $119,900 Active 162 DOM
5. 2026-06-15
   days on market $119,900 Active 161 DOM
6. 2026-06-13
   days on market $119,900 Active 159 DOM
7. 2026-06-10
   days on market $119,900 Active 155 DOM
8. 2026-06-08
   days on market $119,900 Active 154 DOM
9. 2026-06-07
   days on market $119,900 Active 153 DOM
10. 2026-06-05
    days on market $119,900 Active 150 DOM
11. 2026-06-03
    days on market $119,900 Active 149 DOM
12. 2026-06-02
    days on market $119,900 Active 148 DOM
13. 2026-06-01
    days on market $119,900 Active 147 DOM
14. 2026-05-31
    days on market $119,900 Active 146 DOM
15. 2026-01-26
    status Active
16. 2026-01-26
    price $119,900
17. 2025-10-31
    status Pending
18. 2025-10-10
    listed $95,000 Active

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$169/yr (+$14/mo · 20.7%)

ⓘ 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 6 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $0
• − Mortgage interest: −$6,666
• − Property taxes: −$818
• − Insurance: −$595
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$3,462
• Taxable loss: −$11,541
• Est. tax savings @ 24.0%: +$2,770
• After-tax cash flow: $-6,132/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

+26.2% since first listed

4 events — show timeline

• 2026-01-26 Relisted — realMLS
• 2026-01-26 Price Changed $119,900 realMLS
• 2025-10-31 Pending — realMLS
• 2025-10-10 Listed $95,000 realMLS

Property tax history

+2.6%/yr

Latest (2025): $818 · +11.7% YoY. Source: county tax records.