120 Ronald Rd · Nocatee, FL 32095

$109,000

2 bd · 2.0 ba · 938 sqft · Manufactured public records · 414 Days on market

Built 1984 10,018 sqft lot $116/sqft · 27% below area Est $150k · 27% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.4/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered. All reasonable offers will be seriously considered.

Key facts

• Front deck
• Back deck
• Wheelchair ramp

Tags

• CORNER LOT
• WHEELCHAIR RAMP
• FRONT DECK
• BACK DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 2.5% in Nocatee — 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 70/100 on livability (#425 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• St. Johns (rural): math 75% / reading 73% proficiency, ranked #2 of 73 in FL (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.8%/yr); 461 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).
• This rent is only 16% of the median local income ($136k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Johns County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 414 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $70k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $109k implies a 60% 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; major 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 $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 414 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.69% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.52%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $150,000
• List price: $109,000
• Delta: -27.33%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Ronald Rd	0.00mi	2/2.0	938 (0%)	0mo	$85,000	$91	100

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 · 1.77% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.81×
• Total profit: $24,696
• Equity at exit: $16,252

10-year hold

• IRR: 27.6%
• Equity multiple: 3.29×
• Total profit: $70,014
• Equity at exit: $9,424

Cash invested: $30,520 (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 32095

• Home prices YoY: -18.4%
• Rents YoY: 1.8%
• Active inventory: 461
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,842 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $700

Break-even live

Break-even rent $956

Max offer price $109,000

Occupancy floor 57%

Sensitivity live

Price	-10% $762	-5% $731	+0% $700	+5% $669	+10% $638
Rent	-10% $554	-5% $627	+0% $700	+5% $773	+10% $845
Rate	-1.0pp $755	-0.5pp $728	base $700	+0.5pp $672	+1.0pp $643

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
171 Palmetto Ridge Rd Saint Augustine, FL	2.0	2.5	1108	$1,700	$1.53	25d	1	0.32mi
163 Palmetto Ridge Rd Saint Augustine, FL	2.0	2.5	1109	$1,700	$1.53	25d	1	0.33mi
161 Palmetto Ridge Rd St Augustine, FL	2.0	2.5	1109	$1,700	$1.53	25d	1	0.33mi
51 Palmetto Ridge Rd Saint Augustine, FL	2.0	2.5	1109	$1,750	$1.58	25d	1	0.38mi

Listing history 24 events

1. 2026-05-16
   status Pending 577-char remark

   Show marketing remark (522 chars)

   Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered.

2. 2026-05-16
   status Pending 522-char remark

   Show marketing remark (522 chars)

   Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered.

3. 2026-04-15
   price $109,000 522-char remark

   Show marketing remark (577 chars)

   Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered. All reasonable offers will be seriously considered.

4. 2026-04-15
   price $109,000 577-char remark

   Show marketing remark (577 chars)

   Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered. All reasonable offers will be seriously considered.

5. 2026-02-17
   status Active 522-char remark

   Show marketing remark (577 chars)

   Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered. All reasonable offers will be seriously considered.

6. 2026-02-17
   status Active 577-char remark

   Show marketing remark (577 chars)

   Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered. All reasonable offers will be seriously considered.

7. 2025-12-01
   status Pending 577-char remark

   Show marketing remark (522 chars)

   Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered.

8. 2025-12-01
   status Pending 522-char remark

   Show marketing remark (522 chars)

   Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered.

9. 2025-11-01
   price $119,000 522-char remark

   Show marketing remark (522 chars)

   Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered.

10. 2025-10-31
    price $119,000 577-char remark

    Show marketing remark (577 chars)

    Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered. All reasonable offers will be seriously considered.

11. 2025-09-16
    price $129,000 522-char remark

    Show marketing remark (577 chars)

    Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered. All reasonable offers will be seriously considered.

12. 2025-09-16
    price $129,000 577-char remark

    Show marketing remark (577 chars)

    Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered. All reasonable offers will be seriously considered.

13. 2025-05-22
    price $149,000 522-char remark

    Show marketing remark (577 chars)

    Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered. All reasonable offers will be seriously considered.

14. 2025-05-22
    price $149,000 577-char remark

    Show marketing remark (577 chars)

    Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered. All reasonable offers will be seriously considered.

15. 2025-03-20
    price $159,000 522-char remark

    Show marketing remark (522 chars)

    Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered.

16. 2025-03-19
    price $159,000 577-char remark

    Show marketing remark (577 chars)

    Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered. All reasonable offers will be seriously considered.

17. 2025-02-17
    price $169,000 522-char remark

    Show marketing remark (577 chars)

    Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered. All reasonable offers will be seriously considered.

18. 2025-02-17
    price $169,000 577-char remark

    Show marketing remark (577 chars)

    Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered. All reasonable offers will be seriously considered.

19. 2025-01-09
    listed $179,000 Active 577-char remark

    Show marketing remark (522 chars)

    Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered.

20. 2025-01-09
    listed $179,000 Active 522-char remark

    Show marketing remark (522 chars)

    Opportunity awaits in St. Augustine! Situated in a quiet residential area just minutes from shopping, dining, and the beaches, this property offers an excellent chance to create your own vision. With ample space for a custom home, workshop, or garden retreat, the setting provides flexibility and privacy in a convenient location. Property being sold as-is. Buyer to verify all information, including utilities, setbacks, and building requirements with St. Johns County. All reasonable offers will be seriously considered.

21. 2019-04-22
    soldstatus $68,000
22. 2004-08-19
    soldstatus $45,000
23. 1997-04-25
    soldstatus $19,000
24. 1986-08-01
    soldstatus $7,800

ⓘ 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: $1,658 · $138/mo
• Projected year-2 tax: $1,658 · $138/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,104
• − Mortgage interest: −$6,106
• − Property taxes: −$1,658
• − Insurance: −$545
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$3,171
• Taxable income: $7,088
• Est. tax owed @ 24.0%: −$1,701
• After-tax cash flow: $6,699/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: St. Johns
• NCES district ID: 1201740
• Math proficiency: 75% ▼ -5.00%
• Reading proficiency: 73% ▼ -2.00%
• Median HH income: $66,842
• Composite: 64.31/100
• National rank: #556
• State rank: #2 of 73 in FL

Livability — Nocatee

• Score: 70/100
• State rank: #425
• US rank: #7550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Johns County · 301,599 people
• City population: 48,288
• Metro: Jacksonville, FL
• Population (ZIP): 21,399
• Household income: $136,038
• Rent vs Own: 8.0% rent · 92.0% own
• Severe rent burden: 101.0

Population outlook (St. Johns County) Hauer SSP2

• Today (2025): 303,941 people
• By 2030: 342,590 · +12.7%
• By 2040: 417,328 · +37.3%
• By 2050: 487,011 · +60.2%
• By 2075: 635,395 · +109.1%
• By 2100: 717,469 · +136.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Asian 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 1% Cuban 3% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · St. Johns

• 2024 margin: Solid R (+31.4) · D 33.9% · R 65.2%
• 2008→2024 swing: +0.2pp no change · 2008: -31.6pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+26.7 2016: R+33.4 2012: R+37.8 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.44%
• Current HPI: 246.0743
• Rent YoY: ▲ 1.77%
• Metro: Jacksonville, FL
• 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

+1297.4% since first listed

24 events — show timeline

• 2026-05-16 Pending — realMLS
• 2026-05-16 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-15 Price Changed $109,000 St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-15 Price Changed $109,000 realMLS
• 2026-02-17 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2026-02-17 Relisted — realMLS
• 2025-12-01 Pending — realMLS
• 2025-12-01 Pending — St. Augustine and St. Johns County Board of REALTORS®
• 2025-11-01 Price Changed $119,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-10-31 Price Changed $119,000 realMLS
• 2025-09-16 Price Changed $129,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-09-16 Price Changed $129,000 realMLS
• 2025-05-22 Price Changed $149,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-05-22 Price Changed $149,000 realMLS
• 2025-03-20 Price Changed $159,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-03-19 Price Changed $159,000 realMLS
• 2025-02-17 Price Changed $169,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-02-17 Price Changed $169,000 realMLS
• 2025-01-09 Listed $179,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-01-09 Listed $179,000 realMLS
• 2019-04-22 Sold (Public Records) $68,000 Public Records
• 2004-08-19 Sold (Public Records) $45,000 Public Records
• 1997-04-25 Sold (Public Records) $19,000 Public Records
• 1986-08-01 Sold (Public Records) $7,800 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,658 · +297.0% YoY. Source: county tax records.