200 E Char Ln · Pomona Park, FL 32112

$129,900

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 51 Days on market

Built 1976 10,018 sqft lot Est $139k · 7% under $2/mo HOA

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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 +24.8/30.0
• ARV discount +10.5/15.0
• DSCR +8.0/10.0
• Appreciation +6.4/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Recently renovated and move-in ready lake-area home just seconds from Crescent Lake. Priced aggressively for a quick sale with major upgrades already completed - ideal for weekend use, seasonal living, or a low-maintenance full-time residence. No land lease - you own both the home and the land on this . 34-acre corner lot. Recently renovated and priced for a quick sale - serious inquiries only. Lake-area home just seconds from Crescent Lake - move-in ready with major upgrades completed. Situated on a . 34-acre corner lot with no land lease - you own both the home and the land. Recent renovations include: New subfloor and flooring throughout Updated kitchen with new cabinets and appliances R

Key facts

• Renovated bathroom
• Large covered porch
• Lake area home

Tags

• LAKE AREA HOME
• CORNER LOT
• MAJOR UPGRADES COMPLETED
• UPDATED KITCHEN
• RENOVATED BATHROOM
• LARGE COVERED PORCH

Property features AI

Finance

• HOA & community: Homeowners association with $25 annual fee; Not a senior community

Exterior

• Parking: Off-street parking; 1-space carport
• Utilities: Septic tank; Other utilities
• Home design: Manufactured/mobile home
• Exterior features: Metal roof; Other detached/auxiliary structure on the property

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Cooling present (other type)
• Interior features: Covered, screened patio/porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.0% in Pomona Park — 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 61/100 on livability (#774 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, 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.
• Zoned schools: Middleton-Burney Elementary School (math 31% / reading 30%, grade F, #1,862 of 2,144 statewide, top 88%, 1,046 students, 70% FRL); Crescent City Jr-Sr High School (math 17% / reading 34%, grade F, #499 of 667 statewide, top 75%, 1,005 students, 72% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 143 active listings in the ZIP; 113 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (2.9% local appreciation)).
• Putnam County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $130k implies a 664% 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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.07% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $139,104
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Char Ln	0.09mi	3/1.0 (+1)	672 (0%)	2mo	$55,000	$82	90
387 Crescent Lake Shore Dr	0.10mi	2/1.0	624 (-7%)	15mo	$129,000	$207	71

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.88×
• Total profit: $32,177
• Equity at exit: $57,389

10-year hold

• IRR: 17.4%
• Equity multiple: 3.51×
• Total profit: $91,189
• Equity at exit: $87,658

Cash invested: $36,372 (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 32112

• Home prices YoY: 1.0%
• Active inventory: 143
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$54
• HOA: −$2
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $275

Break-even live

Break-even rent $1,042

Max offer price $129,900

Occupancy floor 75%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 15 events

1. 2026-06-18
   days on market $129,900 Active 51 DOM
2. 2026-06-17
   days on market $129,900 Active 50 DOM
3. 2026-06-16
   days on market $129,900 Active 49 DOM
4. 2026-06-15
   days on market $129,900 Active 48 DOM
5. 2026-06-13
   days on market $129,900 Active 46 DOM
6. 2026-06-09
   days on market $129,900 Active 42 DOM
7. 2026-06-08
   days on market $129,900 Active 41 DOM
8. 2026-06-07
   days on market $129,900 Active 40 DOM
9. 2026-06-05
   days on market $129,900 Active 37 DOM
10. 2026-06-03
    days on market $129,900 Active 36 DOM
11. 2026-06-02
    days on market $129,900 Active 35 DOM
12. 2026-06-01
    days on market $129,900 Active 34 DOM
13. 2026-05-31
    days on market $129,900 Active 33 DOM
14. 2026-04-28
    listed $129,900 Active
15. 1997-08-19
    soldstatus $17,000

ⓘ 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: $1,027 · $86/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$51/yr (+$4/mo · 5.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $16,677
• − Mortgage interest: −$7,276
• − Property taxes: −$1,027
• − Insurance: −$650
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − HOA: −$24
• − Depreciation: −$3,779
• Taxable income: $1,253
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $2,999/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 — Pomona Park

• Score: 61/100
• State rank: #774
• US rank: #17514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,512
• Population (ZIP): 8,099

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Hispanic / Latino 38% Two or more races 30% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 34% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 20% · Canada
• Languages at home: 64% English-only · Spanish 32% Other Asian/Pacific 3%

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: ▲ 2.86%
• Current HPI: 279.58
• 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

+664.1% since first listed

2 events — show timeline

• 2026-04-28 Listed $129,900 realMLS
• 1997-08-19 Sold (Public Records) $17,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,027 · +9.2% YoY. Source: county tax records.