671 Cousintown Rd · Interlachen, FL 32148

$175,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 27 Days on market

Built 1997 1.00 ac lot Est $162k · 8% over

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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).

• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• ARV discount +3.9/15.0
• 1% rule +3.4/10.0
• 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

Great 3/2 home on 1 acre. Beautiful laminate floors, open floor plan and a nice fireplace in the family room. Shares well with adjacent property which is also available.

Key facts

• 1 acre lot
• Built 1997
• Listed 27 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Electricity connected; Sewer connected
• Home design: Manufactured home; Currently used for agricultural and residential (manufactured home)
• Exterior features: Dirt road access; 1 acre lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (1)
• Laundry & utility: Unfurnished unit (no included furniture listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $35 ($415/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (16.3% below list).
• Recommended offer: $146k (16.3% below list) — sets the bar for 1% rule.

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; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $82k; list at $175k implies a 113% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,441 (16.3% 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 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?
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: 0.84% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $162,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Pine Dr	0.37mi	4/2.5 (+1)	1,584 (-2%)	16mo	$159,000	$100	58

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-26,185
• Equity at exit: $26,093

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-20,090
• Equity at exit: $15,131

Cash invested: $49,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $35

Break-even live

Break-even rent $1,421

Max offer price $175,000

Occupancy floor 93%

Sensitivity live

Price	-10% $134	-5% $84	+0% $35	+5% $-15	+10% $-64
Rent	-10% $-81	-5% $-23	+0% $35	+5% $92	+10% $150
Rate	-1.0pp $123	-0.5pp $79	base $35	+0.5pp $-11	+1.0pp $-57

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-11
   status Pending
2. 2026-04-30
   price $175,000
3. 2026-04-13
   listed $180,000 Active
4. 2008-08-22
   historical 169-char remark

   Show marketing remark (169 chars)

   Great 3/2 home on 1 acre. Beautiful laminate floors, open floor plan and a nice fireplace in the family room. Shares well with adjacent property which is also available.

5. 2008-07-16
   soldstatus $82,000
6. 2008-07-11
   soldstatus $81,999 169-char remark

   Show marketing remark (169 chars)

   Great 3/2 home on 1 acre. Beautiful laminate floors, open floor plan and a nice fireplace in the family room. Shares well with adjacent property which is also available.

7. 2008-02-11
   listed $79,999 169-char remark

   Show marketing remark (169 chars)

   Great 3/2 home on 1 acre. Beautiful laminate floors, open floor plan and a nice fireplace in the family room. Shares well with adjacent property which is also available.

8. 2008-01-26
   historical 289-char remark

   Show marketing remark (289 chars)

   THIS LOVELY 3BR/2BA MANUFACTURED HOME IS NESTLED ON 1 ACRE AND COMES WITH BEAUTIFUL LAMINATE FLOORS. A SPLIT BEDROOM ARRANGEMENT HAS A NICE DECK AND PRESENTLY SHARES A WELL WITH THE FRONT PROPERTY. THIS PROPERTY IS A GREAT BUY. IT MAY BE PURCHASED WITH THE PROPERTY IN THE FRONT MLS 349478

9. 2007-01-26
   listed $79,900 289-char remark

   Show marketing remark (289 chars)

   THIS LOVELY 3BR/2BA MANUFACTURED HOME IS NESTLED ON 1 ACRE AND COMES WITH BEAUTIFUL LAMINATE FLOORS. A SPLIT BEDROOM ARRANGEMENT HAS A NICE DECK AND PRESENTLY SHARES A WELL WITH THE FRONT PROPERTY. THIS PROPERTY IS A GREAT BUY. IT MAY BE PURCHASED WITH THE PROPERTY IN THE FRONT MLS 349478

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $1,580 · $132/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 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: $17,573
• − Mortgage interest: −$9,803
• − Property taxes: −$1,580
• − Insurance: −$875
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$5,091
• Taxable loss: −$2,587
• Est. tax savings @ 24.0%: +$621
• After-tax cash flow: $1,036/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

+119.0% since first listed

9 events — show timeline

• 2026-05-11 Pending — realMLS
• 2026-04-30 Price Changed $175,000 realMLS
• 2026-04-13 Listed $180,000 realMLS
• 2008-08-22 Listing Removed — realMLS
• 2008-07-16 Sold (Public Records) $82,000 Public Records
• 2008-07-11 Sold (MLS) $81,999 realMLS
• 2008-02-11 Listed $79,999 realMLS
• 2008-01-26 Listing Removed — realMLS
• 2007-01-26 Listed $79,900 realMLS

Property tax history

+9.1%/yr

Latest (2025): $1,580 · +6.1% YoY. Source: county tax records.