300 E Carter St · Hastings, FL 32145

$152,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 331 Days on market

Built 2017 7,840 sqft lot ↓ 13% since listing

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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 +26.0/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +6.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Motivated Seller for Cash Offers. Welcome to this charming 3-bedroom, 2-bath manufactured home located in the heart of Hastings, a growing community with a newly revitalized historic Main Street. Built in 2017, this well-maintained home offers 1,080 square feet of comfortable living space on a peaceful, tree-lined lot within walking distance to the new library. The split floorplan offers an open-concept that seamlessly connects the living room and kitchen, creating a bright and inviting space ideal for everyday living and entertaining. The kitchen features vinyl wood-effect flooring, generous cabinet space, and a dedicated laundry room conveniently located off the kitchen. The private owner

Key facts

• En suite bathroom
• Open concept
• Walk in closet

Tags

• TREE LINED LOT
• WALKING DISTANCE TO LIBRARY
• OPEN CONCEPT
• DEDICATED LAUNDRY ROOM
• WALK IN CLOSET
• EN SUITE BATHROOM

Property features AI

Exterior

• Home design: Single-story property; Ground-level entry
• Exterior features: Lot of approximately 0.18 acres (less than 1/4 acre)

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: 2 bathrooms
• Interior features: Ground-level entry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $152k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.8% in Hastings — 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 71/100 on livability (#410 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities 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: 234 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 5,575 units permitted in St. Johns County in 2024 (584 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• St. Johns County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 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 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?
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: 1.17% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 3.51×
• Total profit: $107,036
• Equity at exit: $136,934

10-year hold

• IRR: 27.8%
• Equity multiple: 7.96×
• Total profit: $296,159
• Equity at exit: $295,303

Cash invested: $42,560 (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 32145

• Home prices YoY: 19.1%
• Active inventory: 234
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,777 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$163 /mo · $1,954/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $381

Break-even live

Break-even rent $1,295

Max offer price $152,000

Occupancy floor 74%

Sensitivity live

Price	-10% $467	-5% $424	+0% $381	+5% $338	+10% $295
Rent	-10% $240	-5% $310	+0% $381	+5% $451	+10% $521
Rate	-1.0pp $457	-0.5pp $419	base $381	+0.5pp $341	+1.0pp $301

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Park Ave Hastings, FL	3.0	2.0	1256	$1,665	$1.33	4d	1	0.25mi
614 Hannah St Hastings, FL	3.0	2.0	1397	$1,825	$1.31	2d	1	0.31mi
206 W Fox St Hastings, FL	3.0	2.5	1356	$1,985	$1.46	2d	1	0.54mi
210 W Fox St Hastings, FL	3.0	2.0	1185	$1,750	$1.48	2d	1	0.56mi

Listing history 20 events

1. 2026-06-18
   status $152,000 Active 331 DOM
2. 2026-06-18
   days on market $152,000 Contingent- Accepting Backups 331 DOM
3. 2026-06-17
   days on market $152,000 Contingent- Accepting Backups 330 DOM
4. 2026-06-16
   statusdays on market $152,000 Contingent- Accepting Backups 329 DOM
5. 2026-06-15
   days on market $152,000 Active 328 DOM
6. 2026-06-13
   days on market $152,000 Active 326 DOM
7. 2026-06-13
   days on market $152,000 Active 325 DOM
8. 2026-06-10
   days on market $152,000 Active 322 DOM
9. 2026-06-08
   days on market $152,000 Active 321 DOM
10. 2026-06-07
    days on market $152,000 Active 320 DOM
11. 2026-06-03
    days on market $152,000 Active 316 DOM
12. 2026-06-02
    days on market $152,000 Active 315 DOM
13. 2026-06-01
    days on market $152,000 Active 314 DOM
14. 2026-05-31
    days on market $152,000 Active 313 DOM
15. 2026-05-19
    status Active
16. 2026-04-28
    historical Contingent- Accepting Backups
17. 2026-02-04
    price $152,000
18. 2025-11-20
    price $159,000
19. 2025-09-25
    price $167,500
20. 2025-07-22
    listed $175,000 Active

ⓘ 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: $1,954 · $163/mo
• Projected year-2 tax: $1,954 · $163/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 5/10 Major FEMA zone X (unshaded) · 34% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $21,325
• − Mortgage interest: −$8,514
• − Property taxes: −$1,954
• − Insurance: −$760
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$4,422
• Taxable income: $2,263
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $4,024/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 — Hastings

• Score: 71/100
• State rank: #410
• US rank: #7309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hastings, FL
• Population (ZIP): 5,750

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 (76%)
• Race & ethnicity: White 76% Two or more races 16% Hispanic / Latino 9% Black 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Romanian 3% Estonian 3%
• Foreign-born: 12% · Canada
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 5%

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: ▲ 40.24%
• Current HPI: 250.8035
• 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

-13.1% since first listed

6 events — show timeline

• 2026-05-19 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-28 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2026-02-04 Price Changed $152,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-11-20 Price Changed $159,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-09-25 Price Changed $167,500 St. Augustine and St. Johns County Board of REALTORS®
• 2025-07-22 Listed $175,000 St. Augustine and St. Johns County Board of REALTORS®

Property tax history

+14.3%/yr

Latest (2025): $1,954 · +20.6% YoY. Source: county tax records.