412 64th St · Interlachen, FL 32148

$99,900

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 30 Days on market

Built 1974 0.34 ac 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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Very spacious, 2BR/2BA home in a nice country setting yet close to schools and shopping. Home is being sold in current condition. Needs a little TLC but priced to sell!

Key facts

• Covered gazebo area
• Attached workshop
• Fenced lot

Tags

• FENCED LOT
• COVERED GAZEBO AREA
• ATTACHED WORKSHOP

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 2-space carport
• Utilities: Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home; Single-level entry
• Exterior features: Lot approximately 0.34 acres; No private pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: amenities F, commute F, employment 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: Interlachen Jr-Sr High School (math 16% / reading 32%, grade F, #529 of 667 statewide, top 80%, 1,097 students, 71% FRL) — zoned schools at 71% FRL track the district average.
• Zoned-school proficiency averages 24% at this address vs 36% district-wide (-12 pts) — the specific schools serving this property underperform the Putnam average; the district grade overstates school quality for this exact location.
• Market conditions: 759 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $26k; list at $100k implies a 292% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.12%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $42,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Mirror Lake Dr	0.35mi	2/2.0	784 (-7%)	10mo	$40,000	$51	64

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: 7.0%
• Equity multiple: 1.28×
• Total profit: $7,695
• Equity at exit: $14,895

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $37,339
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $376

Break-even live

Break-even rent $750

Max offer price $99,900

Occupancy floor 64%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Hayman Dr Interlachen, FL	2.0	1.0	642	$1,250	$1.95	23d	1	0.13mi
123 Hayman Dr Interlachen, FL	2.0	1.0	598	$1,250	$2.09	23d	1	0.14mi
112 Cindy Ave Interlachen, FL	2.0	2.0	784	$1,000	$1.28	21d	1	0.80mi

Listing history 18 events

1. 2026-06-15
   status $99,900 Pending 30 DOM
2. 2026-06-15
   days on market $99,900 Active 30 DOM
3. 2026-06-13
   days on market $99,900 Active 28 DOM
4. 2026-06-09
   days on market $99,900 Active 24 DOM
5. 2026-06-08
   days on market $99,900 Active 23 DOM
6. 2026-06-07
   days on market $99,900 Active 22 DOM
7. 2026-06-05
   days on market $99,900 Active 19 DOM
8. 2026-06-03
   days on market $99,900 Active 18 DOM
9. 2026-06-02
   days on market $99,900 Active 17 DOM
10. 2026-06-01
    days on market $99,900 Active 16 DOM
11. 2026-05-31
    days on market $99,900 Active 15 DOM
12. 2026-05-15
    listed $99,900 Active
13. 2011-03-12
    historical 168-char remark

    Show marketing remark (168 chars)

    Very spacious, 2BR/2BA home in a nice country setting yet close to schools and shopping. Home is being sold in current condition. Needs a little TLC but priced to sell!

14. 2011-03-11
    soldstatus $25,500 168-char remark

    Show marketing remark (168 chars)

    Very spacious, 2BR/2BA home in a nice country setting yet close to schools and shopping. Home is being sold in current condition. Needs a little TLC but priced to sell!

15. 2010-09-10
    listed $34,900 168-char remark

    Show marketing remark (168 chars)

    Very spacious, 2BR/2BA home in a nice country setting yet close to schools and shopping. Home is being sold in current condition. Needs a little TLC but priced to sell!

16. 2010-08-27
    historical 182-char remark

    Show marketing remark (182 chars)

    Property is being sold in it's current condition. Mobilehoome needs some work. . Seller never lived on property. Buyers are advised to have the property inspections prior to closing

17. 2009-08-26
    listed $41,500 182-char remark

    Show marketing remark (182 chars)

    Property is being sold in it's current condition. Mobilehoome needs some work. . Seller never lived on property. Buyers are advised to have the property inspections prior to closing

18. 1982-05-01
    soldstatus $25,000

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$503/yr (+$42/mo · 154.3%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,709
• − Mortgage interest: −$5,596
• − Property taxes: −$326
• − Insurance: −$500
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,906
• Taxable income: $3,028
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $3,781/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

+299.6% since first listed

7 events — show timeline

• 2026-05-15 Listed $99,900 realMLS
• 2011-03-12 Listing Removed — realMLS
• 2011-03-11 Sold (MLS) $25,500 realMLS
• 2010-09-10 Listed $34,900 realMLS
• 2010-08-27 Listing Removed — realMLS
• 2009-08-26 Listed $41,500 realMLS
• 1982-05-01 Sold (Public Records) $25,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $326 · +21.6% YoY. Source: county tax records.