212 Dawn Ave · Interlachen, FL 32148

$60,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 46 Days on market

Built 1969 9,583 sqft lot Est $112k · 47% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor Opportunity! Older single-wide mobile home ready for renovation. Recently vacated. This property is being sold cash only, as is. Sellers have no knowledge of the property's condition. Conveniently located on a paved road and close to several recreational lakes. Great potential at a great price! Buyers must personally view the property before submitting an offer, as required by the seller.

Key facts

• New well pump
• Fresh paint
• Fenced yard

Tags

• COVERED CARPORT
• FENCED YARD
• NEW WELL PUMP
• NEW HOT WATER HEATER
• FRESH PAINT
• NEW FLOORING

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking; 1-space carport
• Utilities: Septic tank; Electricity connected; Water connected
• Home design: Single wide mobile home; One story; Residential use
• Construction: Metal roof; Other outbuilding/structure
• Exterior features: Porch; Chain link full fencing; County road frontage; Asphalt road surface

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning
• Interior features: Porch; Chain link full fencing
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 5.6% 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: 759 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $60k implies a 140% 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.91% ✓
• Cap rate: 15.93%
• Cash-on-cash: 34.43%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $112,224
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 Junior Lake Dr	0.26mi	2/1.5	660 (-2%)	4mo	$38,050	$58	79
116 Guy Ave	0.12mi	2/1.5	728 (+8%)	19mo	$126,500	$174	63
122 Arden Ave	0.51mi	3/3.0 (+1)	720 (+7%)	6mo	$120,000	$167	46

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: 29.9%
• Equity multiple: 2.25×
• Total profit: $21,000
• Equity at exit: $8,946

10-year hold

• IRR: 37.2%
• Equity multiple: 4.45×
• Total profit: $57,910
• Equity at exit: $5,188

Cash invested: $16,800 (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: 759
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $482

Break-even live

Break-even rent $535

Max offer price $60,000

Occupancy floor 53%

Sensitivity live

Price	-10% $516	-5% $499	+0% $482	+5% $465	+10% $448
Rent	-10% $392	-5% $437	+0% $482	+5% $527	+10% $573
Rate	-1.0pp $512	-0.5pp $497	base $482	+0.5pp $466	+1.0pp $451

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Dawn Ave Interlachen, FL	2.0	1.0	676	$975	$1.44	22d	1	1.01mi
123 Hayman Dr Interlachen, FL	2.0	1.0	598	$1,250	$2.09	24d	1	1.14mi
125 Hayman Dr Interlachen, FL	2.0	1.0	642	$1,250	$1.95	24d	1	1.15mi

Listing history 24 events

1. 2026-06-08
   status $60,000 Pending 46 DOM
2. 2026-06-07
   days on market $60,000 Active 46 DOM
3. 2026-06-05
   days on market $60,000 Active 43 DOM
4. 2026-06-03
   days on market $60,000 Active 42 DOM
5. 2026-06-02
   days on market $60,000 Active 41 DOM
6. 2026-06-01
   days on market $60,000 Active 40 DOM
7. 2026-05-31
   pricedays on market $60,000 Active 39 DOM
8. 2026-05-14
   price $65,000
9. 2026-04-27
   price $70,000
10. 2026-04-22
    listed $90,000 Active
11. 2025-06-26
    soldstatus $25,000 Closed 401-char remark

    Show marketing remark (401 chars)

    Investor Opportunity! Older single-wide mobile home ready for renovation. Recently vacated. This property is being sold cash only, as is. Sellers have no knowledge of the property's condition. Conveniently located on a paved road and close to several recreational lakes. Great potential at a great price! Buyers must personally view the property before submitting an offer, as required by the seller.

12. 2025-05-21
    status Pending 401-char remark

    Show marketing remark (401 chars)

    Investor Opportunity! Older single-wide mobile home ready for renovation. Recently vacated. This property is being sold cash only, as is. Sellers have no knowledge of the property's condition. Conveniently located on a paved road and close to several recreational lakes. Great potential at a great price! Buyers must personally view the property before submitting an offer, as required by the seller.

13. 2025-05-19
    status Active 401-char remark

    Show marketing remark (401 chars)

    Investor Opportunity! Older single-wide mobile home ready for renovation. Recently vacated. This property is being sold cash only, as is. Sellers have no knowledge of the property's condition. Conveniently located on a paved road and close to several recreational lakes. Great potential at a great price! Buyers must personally view the property before submitting an offer, as required by the seller.

14. 2025-05-16
    status Pending 401-char remark

    Show marketing remark (401 chars)

    Investor Opportunity! Older single-wide mobile home ready for renovation. Recently vacated. This property is being sold cash only, as is. Sellers have no knowledge of the property's condition. Conveniently located on a paved road and close to several recreational lakes. Great potential at a great price! Buyers must personally view the property before submitting an offer, as required by the seller.

15. 2025-05-15
    status Active 401-char remark

    Show marketing remark (401 chars)

    Investor Opportunity! Older single-wide mobile home ready for renovation. Recently vacated. This property is being sold cash only, as is. Sellers have no knowledge of the property's condition. Conveniently located on a paved road and close to several recreational lakes. Great potential at a great price! Buyers must personally view the property before submitting an offer, as required by the seller.

16. 2025-04-29
    status Pending 401-char remark

    Show marketing remark (401 chars)

    Investor Opportunity! Older single-wide mobile home ready for renovation. Recently vacated. This property is being sold cash only, as is. Sellers have no knowledge of the property's condition. Conveniently located on a paved road and close to several recreational lakes. Great potential at a great price! Buyers must personally view the property before submitting an offer, as required by the seller.

17. 2025-04-29
    historical 401-char remark

    Show marketing remark (401 chars)

    Investor Opportunity! Older single-wide mobile home ready for renovation. Recently vacated. This property is being sold cash only, as is. Sellers have no knowledge of the property's condition. Conveniently located on a paved road and close to several recreational lakes. Great potential at a great price! Buyers must personally view the property before submitting an offer, as required by the seller.

18. 2025-04-28
    listed $29,000 Active 401-char remark

    Show marketing remark (401 chars)

    Investor Opportunity! Older single-wide mobile home ready for renovation. Recently vacated. This property is being sold cash only, as is. Sellers have no knowledge of the property's condition. Conveniently located on a paved road and close to several recreational lakes. Great potential at a great price! Buyers must personally view the property before submitting an offer, as required by the seller.

19. 2007-09-25
    historical 159-char remark

    Show marketing remark (159 chars)

    Older mobile home in pretty good shape. Central heat/air, new appliances and now being freshly painted. Owner will consider financing with a good down payment.

20. 2007-09-25
    soldstatus $42,900

    Show marketing remark (159 chars)

    Older mobile home in pretty good shape. Central heat/air, new appliances and now being freshly painted. Owner will consider financing with a good down payment.

21. 2007-09-24
    soldstatus $42,900 159-char remark

    Show marketing remark (159 chars)

    Older mobile home in pretty good shape. Central heat/air, new appliances and now being freshly painted. Owner will consider financing with a good down payment.

22. 2007-08-28
    listed $42,900 159-char remark

    Show marketing remark (159 chars)

    Older mobile home in pretty good shape. Central heat/air, new appliances and now being freshly painted. Owner will consider financing with a good down payment.

23. 1997-12-23
    soldstatus $18,000
24. 1995-02-24
    soldstatus $12,000

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,000 · $83/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $13,747
• − Mortgage interest: −$3,361
• − Property taxes: −$1,000
• − Insurance: −$300
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$1,745
• Taxable income: $5,141
• Est. tax owed @ 24.0%: −$1,234
• After-tax cash flow: $4,550/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

+441.7% since first listed

17 events — show timeline

• 2026-05-14 Price Changed $65,000 realMLS
• 2026-04-27 Price Changed $70,000 realMLS
• 2026-04-22 Listed $90,000 realMLS
• 2025-06-26 Sold (MLS) $25,000 realMLS
• 2025-05-21 Pending — realMLS
• 2025-05-19 Relisted — realMLS
• 2025-05-16 Pending — realMLS
• 2025-05-15 Relisted — realMLS
• 2025-04-29 Pending — realMLS
• 2025-04-29 Listing Removed — realMLS
• 2025-04-28 Listed $29,000 realMLS
• 2007-09-25 Sold (Public Records) $42,900 Public Records
• 2007-09-25 Listing Removed — realMLS
• 2007-09-24 Sold (MLS) $42,900 realMLS
• 2007-08-28 Listed $42,900 realMLS
• 1997-12-23 Sold (Public Records) $18,000 Public Records
• 1995-02-24 Sold (Public Records) $12,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,000 · +0.6% YoY. Source: county tax records.