128 Center St · Oak Hill, FL 32759

$110,000

2 bd · 2.0 ba · 784 sqft · Manufactured public records · 15 Days on market

Built 1991 10,160 sqft lot

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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
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Land value only. Mobile home on property in disrepair. ; Cleared: Partial

Key facts

• Mobile home on land
• No lot rent
• Spacious lot

Tags

• MOBILE HOME ON LAND
• SPACIOUS LOT
• NO HOA
• NO LOT RENT
• NEARBY BOAT RAMP
• EASY ACCESS TO DOWNTOWN DINING

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Modular Home; Zoning: 01MH5; Lot approximately 0.23 acres (80 x 127)
• Financial info: No investor/multifamily financial details listed
• HOA & community: No HOA/association

Exterior

• Parking: No parking details listed
• Security: No security features listed
• Utilities: Well water; Septic tank sewage; Electricity connected (public)
• Home design: Modular home; Single-story; Faces south; Entry level: One
• Construction: Metal siding; Metal roof; Pillar/post/pier foundation; Built as modular construction
• Exterior features: Chain link fencing; Asphalt/paved road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate and wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: No additional interior features listed
• Laundry & utility: Indoor laundry hookups (washer hookup)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#379 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Volusia (suburban): math 44% / reading 49% proficiency, ranked #47 of 73 in FL (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 3,402 units permitted in Volusia County in 2024 (681 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Volusia County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $35k; list at $110k implies a 214% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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.
4. 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.
5. 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: 1.56% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.94%
• DSCR: 2.07
• GRM: 5.3

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: 17.1%
• Equity multiple: 1.69×
• Total profit: $21,321
• Equity at exit: $16,401

10-year hold

• IRR: 25.7%
• Equity multiple: 3.24×
• Total profit: $69,015
• Equity at exit: $9,511

Cash invested: $30,800 (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 32759

• Home prices YoY: -2.5%
• Active inventory: 87
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $614

Break-even live

Break-even rent $941

Max offer price $110,000

Occupancy floor 59%

Sensitivity live

Price	-10% $677	-5% $646	+0% $614	+5% $583	+10% $552
Rent	-10% $479	-5% $546	+0% $614	+5% $682	+10% $750
Rate	-1.0pp $670	-0.5pp $642	base $614	+0.5pp $586	+1.0pp $557

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $110,000 Active 15 DOM
2. 2026-06-17
   days on market $110,000 Active 14 DOM
3. 2026-06-16
   days on market $110,000 Active 13 DOM
4. 2026-06-15
   days on market $110,000 Active 12 DOM
5. 2026-06-14
   days on market $110,000 Active 10 DOM
6. 2026-06-10
   days on market $110,000 Active 7 DOM
7. 2026-06-09
   days on market $110,000 Active 6 DOM
8. 2026-06-09
   price $110,000 Active 5 DOM
9. 2026-06-08
   days on market $105,000 Active 5 DOM
10. 2026-06-07
    days on market $105,000 Active 4 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $105,000 Active 1 DOM

ⓘ 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: $1,450 · $121/mo
• Projected year-2 tax: $1,450 · $121/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,626
• − Mortgage interest: −$6,162
• − Property taxes: −$1,450
• − Insurance: −$550
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$3,200
• Taxable income: $5,964
• Est. tax owed @ 24.0%: −$1,431
• After-tax cash flow: $5,941/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: Volusia
• NCES district ID: 1201920
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $42,946
• Composite: 39.2/100
• National rank: #4019
• State rank: #47 of 73 in FL

Livability — Oak Hill

• Score: 71/100
• State rank: #379
• US rank: #6740

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,941

Population outlook (Volusia County) Hauer SSP2

• Today (2025): 572,749 people
• By 2030: 598,695 · +4.5%
• By 2040: 644,880 · +12.6%
• By 2050: 681,451 · +19.0%
• By 2075: 759,957 · +32.7%
• By 2100: 778,902 · +36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Hispanic / Latino 4% Two or more races 2% Native American 1%
• Common ancestry: Slovak 3% Serbian 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Volusia

• 2024 margin: Strong R (+21.8) · D 38.7% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.7pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+14.1 2016: R+13.1 2012: R+1.2 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.18%
• Current HPI: 397.7064
• 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

+133.9% since first listed

9 events — show timeline

• 2026-06-03 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-30 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-30 Sold (MLS) $35,000 NSBMLS
• 2007-04-30 Sold (MLS) $35,000 NSBMLS
• 2007-04-30 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-13 Listed $44,900 Stellar MLS as Distributed by MLS Grid
• 2007-03-13 Listed $44,900 NSBMLS
• 2007-02-22 Listed $44,900 NSBMLS
• 2007-02-22 Listed $44,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $1,450 · +2.6% YoY. Source: county tax records.