100 Dave St · Interlachen, FL 32148

$40,000

4 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 34 Days on market

Built 1996

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• 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

NICE LARGE CORNER LOT. HAS WELL, SEPTIC AND POWER. THERE IS AN OLD DOUBLEWIDE ON THE PROPERTY BUT IS GIVEN NO VALUE.

Key facts

• Well and septic
• Large corner lot
• Built 1996

Tags

• LARGE CORNER LOT
• WELL AND SEPTIC

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.4% vs local median 5.1% in Interlachen — 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 67/100 on livability (#540 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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: 760 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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; moderate 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 $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 3.25% ✓
• Cap rate: 29.39%
• Cash-on-cash: 82.49%
• DSCR: 4.67
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $170,688
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Interlachen Blvd	0.50mi	3/2.0 (-1)	1,296 (-4%)	15mo	$165,000	$127	53
128 Lakeview Ct	0.37mi	3/2.0 (-1)	1,173 (-13%)	14mo	$176,000	$150	45
224 Cologne St	0.71mi	3/2.0 (-1)	1,248 (-7%)	11mo	$79,000	$63	41

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: 82.8%
• Equity multiple: 4.80×
• Total profit: $42,564
• Equity at exit: $5,964

10-year hold

• IRR: 86.1%
• Equity multiple: 9.95×
• Total profit: $100,241
• Equity at exit: $3,458

Cash invested: $11,200 (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 32148

• Home prices YoY: -5.8%
• Active inventory: 760
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $770

Break-even live

Break-even rent $325

Max offer price $40,000

Occupancy floor 36%

Sensitivity live

Price	-10% $793	-5% $781	+0% $770	+5% $759	+10% $747
Rent	-10% $667	-5% $719	+0% $770	+5% $821	+10% $873
Rate	-1.0pp $790	-0.5pp $780	base $770	+0.5pp $760	+1.0pp $749

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Switzerland St Interlachen, FL	3.0	2.0	1152	$1,300	$1.13	4d	1	0.39mi

Listing history 13 events

1. 2026-06-15
   days on market $40,000 Active 34 DOM
2. 2026-06-13
   days on market $40,000 Active 32 DOM
3. 2026-06-10
   days on market $40,000 Active 28 DOM
4. 2026-06-08
   days on market $40,000 Active 27 DOM
5. 2026-06-07
   days on market $40,000 Active 26 DOM
6. 2026-06-05
   days on market $40,000 Active 23 DOM
7. 2026-06-03
   days on market $40,000 Active 22 DOM
8. 2026-06-02
   days on market $40,000 Active 21 DOM
9. 2026-06-01
   days on market $40,000 Active 20 DOM
10. 2026-05-31
    days on market $40,000 Active 19 DOM
11. 2026-05-12
    listed $40,000 Active
12. 2019-12-31
    historical 116-char remark

    Show marketing remark (116 chars)

    NICE LARGE CORNER LOT. HAS WELL, SEPTIC AND POWER. THERE IS AN OLD DOUBLEWIDE ON THE PROPERTY BUT IS GIVEN NO VALUE.

13. 2019-04-30
    listed $25,900 Active 116-char remark

    Show marketing remark (116 chars)

    NICE LARGE CORNER LOT. HAS WELL, SEPTIC AND POWER. THERE IS AN OLD DOUBLEWIDE ON THE PROPERTY BUT IS GIVEN NO VALUE.

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $367 · $31/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$2,241
• − Property taxes: −$367
• − Insurance: −$200
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,164
• Taxable income: $9,132
• Est. tax owed @ 24.0%: −$2,192
• After-tax cash flow: $7,048/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 — Interlachen

• Score: 67/100
• State rank: #540
• US rank: #10162

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

• City population: 11,580
• Population (ZIP): 11,580

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -16.98%
• Current HPI: 277.2763
• 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

+54.4% since first listed

3 events — show timeline

• 2026-05-12 Listed $40,000 FSBO.com
• 2019-12-31 Listing Removed — realMLS
• 2019-04-30 Listed $25,900 realMLS

Property tax history

-1.3%/yr

Latest (2025): $367 · +15.8% YoY. Source: county tax records.