2789 Meridith Ln · Ponce de Leon, FL 32455

$100,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 113 Days on market

Built 1988 1.24 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
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Mobile home located on outskirts of Ponce de leon in Holmes county. This mobile home needs a little work but could move in as it stands now. It has been moved more than once so it won't qualify for loan. Sturdy floors, hardi board exterior siding, covered deck on front and screened deck on back. Both bathrooms have been tiled. Smooth top stove and stainless steel refrigerator. 7 ton HVAC system. Large living room and master bedroom. Included are two exterior sheds in good condition and a two car metal carport with concrete floor. Well water and mound septic system. Call to make appointment to view. Seller requires agent to be present.

Key facts

• 1.24-acre property
• Cozy gas fireplace
• 7-ton a/c unit

Tags

• 1.24-ACRE PROPERTY
• UPDATED KITCHEN
• COZY GAS FIREPLACE
• 7-TON A/C UNIT
• LARGE FRONT PORCH
• SCREENED BACK PORCH

Property features AI

Finance

• Other: Property sits on approximately 1.24 acres (1 to less than 2 acres)
• HOA & community: No association

Exterior

• Parking: Has carport (1 space)
• Utilities: Well water; Septic tank sewer; Electricity available
• Home design: Residential mobile home (single wide); One story; Faces west; Homestead exempt
• Construction: Metal roof; Pillar/post/pier foundation; Built as single wide mobile home
• Exterior features: Storage; Other exterior features

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Gas fireplace
• Laundry & utility: Washer and dryer (inside laundry)

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 $380 ($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: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#795 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D, amenities F.
• Holmes (rural): math 44% / reading 45% proficiency, ranked #53 of 73 in FL (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 12 units permitted in Holmes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($691 loan paydown + $8k appreciation (8.4% local appreciation)).
• Holmes County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $100k implies a 54% 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.22% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.29%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 3.44×
• Total profit: $68,272
• Equity at exit: $79,068

10-year hold

• IRR: 29.6%
• Equity multiple: 7.44×
• Total profit: $180,196
• Equity at exit: $159,998

Cash invested: $28,000 (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 32455

• Home prices YoY: 3.6%
• Active inventory: 66
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $380

Break-even live

Break-even rent $742

Max offer price $100,000

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $100,000 Active 113 DOM
2. 2026-06-17
   days on market $100,000 Active 112 DOM
3. 2026-06-16
   days on market $100,000 Active 111 DOM
4. 2026-06-15
   days on market $100,000 Active 110 DOM
5. 2026-06-14
   days on market $100,000 Active 108 DOM
6. 2026-06-13
   days on market $100,000 Active 107 DOM
7. 2026-06-10
   days on market $100,000 Active 105 DOM
8. 2026-06-09
   days on market $100,000 Active 104 DOM
9. 2026-06-08
   days on market $100,000 Active 103 DOM
10. 2026-06-07
    days on market $100,000 Active 102 DOM
11. 2026-06-05
    days on market $100,000 Active 99 DOM
12. 2026-06-02
    days on market $100,000 Active 97 DOM
13. 2026-06-01
    days on market $100,000 Active 96 DOM
14. 2026-05-31
    days on market $100,000 Active 95 DOM
15. 2026-05-30
    days on market $100,000 Active 94 DOM
16. 2026-05-19
    status Pending
17. 2026-03-31
    price $100,000
18. 2026-02-16
    listed $120,000 Active
19. 2024-08-16
    soldstatus $65,000 Closed 642-char remark

    Show marketing remark (551 chars)

    Affordable mobile home located on outskirts of Ponce de leon in Holmes county. This mobile home could be brought back to life with some elbow grease. It has good bones including original exterior walls being replaced with Hardi Board, both bathrooms have been tiled, floors are solid. Split bedroom plan both having walk in closets. Large covered porches on front and back. Back porch screened. Metal 2 car carport plus two other exterior buildings. Well water and septic. Stainless steel fridge and stove, stackable washer/dryer. HVAC is 7 ton.

20. 2024-08-16
    soldstatus $65,000 Sold 551-char remark

    Show marketing remark (551 chars)

    Affordable mobile home located on outskirts of Ponce de leon in Holmes county. This mobile home could be brought back to life with some elbow grease. It has good bones including original exterior walls being replaced with Hardi Board, both bathrooms have been tiled, floors are solid. Split bedroom plan both having walk in closets. Large covered porches on front and back. Back porch screened. Metal 2 car carport plus two other exterior buildings. Well water and septic. Stainless steel fridge and stove, stackable washer/dryer. HVAC is 7 ton.

21. 2024-08-16
    soldstatus $65,000

    Show marketing remark (551 chars)

    Affordable mobile home located on outskirts of Ponce de leon in Holmes county. This mobile home could be brought back to life with some elbow grease. It has good bones including original exterior walls being replaced with Hardi Board, both bathrooms have been tiled, floors are solid. Split bedroom plan both having walk in closets. Large covered porches on front and back. Back porch screened. Metal 2 car carport plus two other exterior buildings. Well water and septic. Stainless steel fridge and stove, stackable washer/dryer. HVAC is 7 ton.

22. 2024-07-16
    status Pending 642-char remark

    Show marketing remark (551 chars)

    Affordable mobile home located on outskirts of Ponce de leon in Holmes county. This mobile home could be brought back to life with some elbow grease. It has good bones including original exterior walls being replaced with Hardi Board, both bathrooms have been tiled, floors are solid. Split bedroom plan both having walk in closets. Large covered porches on front and back. Back porch screened. Metal 2 car carport plus two other exterior buildings. Well water and septic. Stainless steel fridge and stove, stackable washer/dryer. HVAC is 7 ton.

23. 2024-07-16
    status Pending 551-char remark

    Show marketing remark (551 chars)

    Affordable mobile home located on outskirts of Ponce de leon in Holmes county. This mobile home could be brought back to life with some elbow grease. It has good bones including original exterior walls being replaced with Hardi Board, both bathrooms have been tiled, floors are solid. Split bedroom plan both having walk in closets. Large covered porches on front and back. Back porch screened. Metal 2 car carport plus two other exterior buildings. Well water and septic. Stainless steel fridge and stove, stackable washer/dryer. HVAC is 7 ton.

24. 2024-07-11
    listed $65,000 Active 642-char remark

    Show marketing remark (551 chars)

    Affordable mobile home located on outskirts of Ponce de leon in Holmes county. This mobile home could be brought back to life with some elbow grease. It has good bones including original exterior walls being replaced with Hardi Board, both bathrooms have been tiled, floors are solid. Split bedroom plan both having walk in closets. Large covered porches on front and back. Back porch screened. Metal 2 car carport plus two other exterior buildings. Well water and septic. Stainless steel fridge and stove, stackable washer/dryer. HVAC is 7 ton.

25. 2024-07-11
    listed $65,000 Active 551-char remark

    Show marketing remark (551 chars)

    Affordable mobile home located on outskirts of Ponce de leon in Holmes county. This mobile home could be brought back to life with some elbow grease. It has good bones including original exterior walls being replaced with Hardi Board, both bathrooms have been tiled, floors are solid. Split bedroom plan both having walk in closets. Large covered porches on front and back. Back porch screened. Metal 2 car carport plus two other exterior buildings. Well water and septic. Stainless steel fridge and stove, stackable washer/dryer. HVAC is 7 ton.

ⓘ 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: $237 · $20/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$593/yr (+$49/mo · 250.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,673
• − Mortgage interest: −$5,602
• − Property taxes: −$237
• − Insurance: −$500
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,909
• Taxable income: $3,078
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $3,823/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: Holmes
• NCES district ID: 1200900
• Math proficiency: 44% ▼ -5.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $35,365
• Composite: 36.83/100
• National rank: #4558
• State rank: #53 of 73 in FL

Livability — Ponce de Leon

• Score: 61/100
• State rank: #795
• US rank: #18236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,903

Population outlook (Holmes County) Hauer SSP2

• Today (2025): 17,963 people
• By 2030: 17,245 · -4.0%
• By 2040: 15,970 · -11.1%
• By 2050: 14,905 · -17.0%
• By 2075: 12,327 · -31.4%
• By 2100: 9,760 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Native American 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Holmes

• 2024 margin: Solid R (+80.2) · D 9.7% · R 89.9%
• 2008→2024 swing: -15.1pp toward R · 2008: -65.0pp · 2024: -80.2pp
• All cycles: 2024: R+80.2 2020: R+78.9 2016: R+77.9 2012: R+68.3 2008: R+65.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.45%
• Current HPI: 244.4649
• 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

+53.8% since first listed

10 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-16 Sold (Public Records) $65,000 Public Records
• 2024-08-16 Sold (MLS) $65,000 ECAR
• 2024-08-16 Sold (MLS) $65,000 CPARMLS
• 2024-07-16 Pending — CPARMLS
• 2024-07-16 Pending — ECAR
• 2024-07-11 Listed $65,000 ECAR
• 2024-07-11 Listed $65,000 CPARMLS

Property tax history

-10.0%/yr

Latest (2025): $237 · -38.5% YoY. Source: county tax records.