591 SW San Pedro Ave · Mayo, FL 32066

$199,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 274 Days on market

Built 2023 0.59 ac lot

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Why this score? — see what drove the D- 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).

• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.9/10.0

Listing remarks

This beautiful 2023 doublewide offers the perfect blend of comfort and convenience in the heart of Mayo. Featuring 3 bedrooms and 2 bathrooms, this home is set on a high and dry half-acre lot with plenty of space to enjoy. Relax and cool off in the above-ground pool, or take advantage of the ramped entryway for ease of access. Located in a peaceful country setting, yet just minutes from town and local schools, this property offers the best of both worlds. Outdoor enthusiasts will love being within easy reach of both fresh and saltwater fishing, as well as hunting opportunities nearby. Move-in ready and waiting for you — come see all this wonderful property has to offer!

Key facts

• Above-ground pool
• High and dry lot
• Ramped entryway

Tags

• HIGH AND DRY LOT
• ABOVE-GROUND POOL
• RAMPED ENTRYWAY
• PEACEFUL COUNTRY SETTING
• FRESH AND SALTWATER FISHING
• HUNTING OPPORTUNITIES

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Mobile home (residential); Single-story
• Construction: Aluminum siding; Shingle roof
• Exterior features: Level lot; Outdoor pool

Interior

• Kitchen: Refrigerator
• Bedrooms: 5 total rooms (includes bedroom count within total rooms)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Interior features: Walk-in closets; Crawl space
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (39.7% below list).
• Recommended offer: $121k (39.7% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.0% in Mayo — 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 63/100 on livability (#740 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Lafayette (rural): math 73% / reading 57% proficiency, ranked #6 of 73 in FL (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 78 active listings in the ZIP; 42 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (6.9% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $200k implies a 1860% 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; severe 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 $120,606 (39.7% below list)

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. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.60% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.94%
• DSCR: 0.69
• GRM: 13.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.85×
• Total profit: $47,745
• Equity at exit: $137,041

10-year hold

• IRR: 12.7%
• Equity multiple: 3.76×
• Total profit: $154,261
• Equity at exit: $258,984

Cash invested: $55,972 (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 32066

• Home prices YoY: 2.3%
• Active inventory: 78
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$145 /mo · $1,739/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-324

Break-even live

Break-even rent $1,616

Max offer price $142,715

Occupancy floor —

Sensitivity live

Price	-10% $-211	-5% $-267	+0% $-324	+5% $-380	+10% $-437
Rent	-10% $-419	-5% $-371	+0% $-324	+5% $-276	+10% $-228
Rate	-1.0pp $-223	-0.5pp $-273	base $-324	+0.5pp $-376	+1.0pp $-428

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $199,900 Active 274 DOM
2. 2026-06-18
   days on market $199,900 Active 272 DOM
3. 2026-06-17
   days on market $199,900 Active 271 DOM
4. 2026-06-16
   days on market $199,900 Active 270 DOM
5. 2026-06-15
   days on market $199,900 Active 269 DOM
6. 2026-06-13
   days on market $199,900 Active 267 DOM
7. 2026-06-12
   days on market $199,900 Active 266 DOM
8. 2026-06-09
   days on market $199,900 Active 263 DOM
9. 2026-06-08
   days on market $199,900 Active 262 DOM
10. 2026-06-07
    days on market $199,900 Active 261 DOM
11. 2026-06-07
    days on market $199,900 Active 260 DOM
12. 2026-06-04
    days on market $199,900 Active 257 DOM
13. 2026-06-02
    days on market $199,900 Active 256 DOM
14. 2026-06-01
    days on market $199,900 Active 255 DOM
15. 2026-05-31
    days on market $199,900 Active 254 DOM
16. 2026-05-31
    days on market $199,900 Active 253 DOM
17. 2026-04-22
    price $199,900
18. 2025-12-19
    price $205,000
19. 2025-12-05
    price $229,900
20. 2025-09-19
    listed $234,900 Active
21. 2005-06-13
    soldstatus $10,200
22. 2005-04-07
    soldstatus $5,500

ⓘ 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: $1,739 · $145/mo
• Projected year-2 tax: $1,739 · $145/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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,473
• − Mortgage interest: −$11,198
• − Property taxes: −$1,739
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$5,815
• Taxable loss: −$7,594
• Est. tax savings @ 24.0%: +$1,823
• After-tax cash flow: $-2,062/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: Lafayette
• NCES district ID: 1201020
• Math proficiency: 73% ▲ 2.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $42,317
• Composite: 54.57/100
• National rank: #1341
• State rank: #6 of 73 in FL

Livability — Mayo

• Score: 63/100
• State rank: #740
• US rank: #15981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayo, FL
• Population (ZIP): 6,881

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 8,368 people
• By 2030: 8,360 · -0.1%
• By 2040: 8,367 · +-0.0%
• By 2050: 8,285 · -1.0%
• By 2075: 7,623 · -8.9%
• By 2100: 6,186 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Cuban 2%
• Common ancestry: Iranian 1% Slovak 1% Hispanic 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+76.0) · D 11.7% · R 87.8%
• 2008→2024 swing: -15.4pp toward R · 2008: -60.6pp · 2024: -76.0pp
• All cycles: 2024: R+76.0 2020: R+71.6 2016: R+67.5 2012: R+58.3 2008: R+60.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.89%
• Current HPI: 309.4384
• 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

+3534.5% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $199,900 DGLMLS
• 2025-12-19 Price Changed $205,000 DGLMLS
• 2025-12-05 Price Changed $229,900 DGLMLS
• 2025-09-19 Listed $234,900 DGLMLS
• 2005-06-13 Sold (Public Records) $10,200 Public Records
• 2005-04-07 Sold (Public Records) $5,500 Public Records

Property tax history

+28.3%/yr

Latest (2025): $1,739 · +4.7% YoY. Source: county tax records.