175 SE Dees Ct · Mayo, FL 32066

$149,000

3 bd · 2.0 ba · 960 sqft · Land · 4 Days on market

Built 1992 0.37 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +8.4/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks MLS

VACANT LOT WITH 56,600 SQFT FOR SALE, LOCATED IN MAYO, FLORIDA. GREAT PRICE!

Key facts

• New metal roof
• Highly rated schools
• Modern updates

Tags

• NEW METAL ROOF
• MODERN UPDATES
• QUICK ACCESS TO SHOPPING
• EXCELLENT RENTAL POTENTIAL
• LOW MAINTENANCE LIVING
• HIGHLY RATED SCHOOLS

Property features AI

Exterior

• Parking: Attached or detached garage with 3 garage spaces
• Home design: One-story manufactured home; Residential zoning
• Construction: Manufactured home construction
• Exterior features: Metal roof; Lot approximately 0.37 acres

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric cooktop; Refrigerator; Central heating and cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $149k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (27.0% below list).
• Recommended offer: $109k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.0% in Mayo — 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 63/100 on livability (#740 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Lafayette (rural): math 73% / reading 57% proficiency, ranked #6 of 73 in FL (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lafayette Elementary School (math 78% / reading 58%, grade B+, #425 of 2,144 statewide, top 20%, 515 students, 63% FRL).
• Market conditions: 78 active listings in the ZIP; 42 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.9% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $2k; list at $149k implies a 9833% 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; severe 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 $108,828 (27.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.89%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.96×
• Total profit: $40,182
• Equity at exit: $102,147

10-year hold

• IRR: 13.9%
• Equity multiple: 4.00×
• Total profit: $125,038
• Equity at exit: $193,040

Cash invested: $41,720 (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 32066

• Home prices YoY: 2.3%
• Active inventory: 78
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-170

Break-even live

Break-even rent $1,303

Max offer price $124,406

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-118	+0% $-170	+5% $-221	+10% $-273
Rent	-10% $-256	-5% $-213	+0% $-170	+5% $-127	+10% $-84
Rate	-1.0pp $-95	-0.5pp $-132	base $-170	+0.5pp $-209	+1.0pp $-248

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $149,000 Active 4 DOM
2. 2026-06-21
   days on market $149,000 Active 3 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $149,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 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 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,059
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$4,335
• Taxable loss: −$4,691
• Est. tax savings @ 24.0%: +$1,126
• After-tax cash flow: $-914/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: Lafayette
• NCES district ID: 1201020
• Math proficiency: 73% ▲ 2.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $42,317
• Composite: 54.57/100
• National rank: #1341
• State rank: #6 of 73 in FL

Livability — Mayo

• Score: 63/100
• State rank: #740
• US rank: #15981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayo, FL
• Population (ZIP): 6,881

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 8,368 people
• By 2030: 8,360 · -0.1%
• By 2040: 8,367 · +-0.0%
• By 2050: 8,285 · -1.0%
• By 2075: 7,623 · -8.9%
• By 2100: 6,186 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Cuban 2%
• Common ancestry: Iranian 1% Slovak 1% Hispanic 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+76.0) · D 11.7% · R 87.8%
• 2008→2024 swing: -15.4pp toward R · 2008: -60.6pp · 2024: -76.0pp
• All cycles: 2024: R+76.0 2020: R+71.6 2016: R+67.5 2012: R+58.3 2008: R+60.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.89%
• Current HPI: 309.4384
• 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

6 events — show timeline

• 2026-06-17 Listed $149,000 NFMLS
• 2023-10-26 Sold (MLS) $1,500 MARMLS
• 2023-05-28 Price Changed $15,000 MARMLS
• 2023-05-18 Listed $13,000 MARMLS
• 2022-06-28 Listing Removed — MARMLS
• 2022-06-24 Listed $19,500 MARMLS

Property tax history

-7.8%/yr

Latest (2025): $84 · -0.1% YoY. Source: county tax records.