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Cash MAO
$103,916
Novation MAO
$109,360
Sub-to MAO
$122,483
ARV
$203,386
Rehab
$34,725
Under Review
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1709 Ivey Rd, Green Cove Springs, FL 32043
2/5684 sqft · 3bd/2ba · built 1974 · Lot: 1.31 ac · Submitted by Ryan Call
Cash MAO
$103,916
Novation MAO
$109,360
Sub-to MAO
$122,483
ARV
$203,386
Rehab
$34,725
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1709 Ivey Rd, Green Cove Springs, FL 32043
684 sqft • 3bd/2ba • Built 1974 • mobile home • Lot: 1.31 ac
249Photos Collected
—AI Analysis Runs
6m 16sReport Time
Subject condition2/5Below averageThe Google Street View exterior shows a 1974 manufactured home with visible sign…
View on ZillowCash MAO
$103,916
ARV$203,386
Rehab-$34,725
Buyer profit (12%)-$24,406
Buyer tx fees (10%)-$20,339
Assignment fee-$20,000
Novation MAO
$109,360
ARV$203,386
Rehab-$34,725
Rehab × 1.5-$52,088
CMV$151,299
Sell price (90%)$136,169
Closing costs (5%)-$6,808
Assignment fee-$20,000
Sub-to MAO
$122,483
Novation MAO × 1.12
Used when buyer assumes existing loan
Novation Valuation Path: Path B
Path A — Similar-condition comps
CMV: —
Direct CMV from Bucket 1 (similar to subject) average. No rehab subtracted because comps reflect subject's existing condition.
Path B — ARV − rehab×1.5
ARV: $203,386
Bucket 2 (renovated/ARV) average minus rehab × 1.5 = CMV. Used when fewer than 2 similar-condition comps exist.
Path A wins when ≥2 Bucket 1 comps are available. Cash MAO always uses ARV (Path B style).
ℹ️Review notes
- • No CMV-eligible comps found. CMV estimated as ARV − rehab × 1.5. Manual review recommended.
AI Confidence Score
The analysis has significant challenges with comp quality and property type matching. While several recent comps are available, none are mobile homes like the subject property, creating substantial uncertainty in the valuation.
- + Multiple recent comps from 2025-2026
- + Good geographic clustering within 2 miles
- + Negligible rehab estimate spread impact
- - No mobile home comps - all are stick-built homes
- - Wide size range from 744-2356 sqft makes adjustments difficult
- - Subject is smallest property at 684 sqft with limited comparable data
- - Minimal seller condition information beyond CRM logs
Recommendation: Seek mobile home specific comps or manufactured housing community sales data to validate the $203k ARV estimate before proceeding with offers.
Subject Condition
2/5Below average
The Google Street View exterior shows a 1974 manufactured home with visible signs of deferred maintenance and distress. The property appears to have faded/weathered siding, an aging roof that looks worn, and the overall exterior presentation suggests a property that needs significant work. The yard shows patchy grass and general neglect. While the seller claims recent updates to kitchen and bathrooms, the exterior condition visible in the photos indicates this is a below-average property requiring substantial investment, and I score to what I can actually see rather than seller claims.
Condition Information Provided by Seller
The seller describes a 1974 manufactured home with significant updates over the past 10 years including new cabinets, kitchen remodel with new appliances, bathroom remodel with new tub/shower and granite countertops, and new tile/carpet flooring. However, the seller also acknowledges that the back/den roof needs replacement, indicating at least one major system requiring work.
Subject Property Photos(1 used by AI · 2 total)· listing dates: Apr '22
1 from Street View, 1 from AerialBlue-ringed = analyzed
Public Records
Source: RentCast + RPR · 6/5/2026Owner—
Assessed$33,758(2025)
Est. MortgageLikely free & clear
Listing History
No listing history
Sale History
$25,000Jan 1998
Not on record
Estimated mortgage is a derived estimate (80% LTV, 30-yr fixed at the purchase-year rate, amortized over years held) — not a recorded loan balance.
Property type signals: propertyType raw='mobile home'
Post-processing applied:
- [POST-PROC] Condition floor (score 2/5): Floors factor 0.3->1, amount $718->$2,394
- [POST-PROC] Condition floor (score 2/5): Paint (in & out) factor 0.7->1, amount $3,352->$4,788
- [POST-PROC] Condition floor (score 2/5): added missing Kitchen at factor 1, amount $7,736
- [POST-PROC] Condition floor (score 2/5): added missing Bathrooms at factor 1, amount $4,400
- [POST-PROC] Age factor corrected: factor=0.3 (yearBuilt=1974), base=$13,988 ($20.45/sqft × 684), amount $13,988->$4,196
Rehab Estimate
MAO uses the Rate-table estimate.$34,725Used in MAO
Rate-table
$34,725Roof
factor 1 × base $5,472
Full roof replacement needed — seller specifically stated 'the back/den roof needs replacement' and at 50 years old, this mobile home's roof system requires complete renewal for a retail-ready property.
$5,472
Full roof replacement needed — seller specifically stated 'the back/den roof needs replacement' and at 50 years old, this mobile home's roof system requires complete renewal for a retail-ready property.
Floors
factor 1 × base $2,394
Minor flooring updates needed — while seller mentioned tile and carpet flooring updates in past 10 years, the mobile home discount and age factor suggest some areas may need refreshing for retail standards.
$2,394
Minor flooring updates needed — while seller mentioned tile and carpet flooring updates in past 10 years, the mobile home discount and age factor suggest some areas may need refreshing for retail standards.
Paint (in & out)
factor 1 × base $4,788
Substantial interior and exterior paint refresh — built in 1974, this mobile home needs comprehensive painting to bring it to retail standards, applying mobile home factor to the full age-based requirement.
$4,788
Substantial interior and exterior paint refresh — built in 1974, this mobile home needs comprehensive painting to bring it to retail standards, applying mobile home factor to the full age-based requirement.
Windows
factor 0.5 × base $3,078
Partial window replacement needed — at 50 years old, this mobile home's windows fall into the replacement category for mobile homes (20-39 years gets 0.5 factor, 40+ gets 1.0, so at 50 years this gets partial replacement).
$1,539
Partial window replacement needed — at 50 years old, this mobile home's windows fall into the replacement category for mobile homes (20-39 years gets 0.5 factor, 40+ gets 1.0, so at 50 years this gets partial replacement).
Doors
factor 0.5 × base $1,400
Partial door replacement needed — at 50 years old, this mobile home's doors fall into the 30-59 year range requiring partial replacement for retail readiness.
$700
Partial door replacement needed — at 50 years old, this mobile home's doors fall into the 30-59 year range requiring partial replacement for retail readiness.
HVAC
factor 0.3 × base $5,000
HVAC system maintenance and minor repairs — while no specific HVAC issues mentioned, a 50-year-old mobile home likely needs some HVAC attention for retail readiness.
$1,500
HVAC system maintenance and minor repairs — while no specific HVAC issues mentioned, a 50-year-old mobile home likely needs some HVAC attention for retail readiness.
Landscaping
factor 1 × base $2,000
Full landscaping cleanup needed — photo shows an unkempt yard with debris, old vehicles, and overgrown areas that require significant cleanup and landscaping work for retail presentation.
$2,000
Full landscaping cleanup needed — photo shows an unkempt yard with debris, old vehicles, and overgrown areas that require significant cleanup and landscaping work for retail presentation.
Age factor
factor 0.3 × base $13,988
Full age factor applied — built in 1974, this property is 50+ years old requiring comprehensive updates to hidden systems, aging infrastructure, and general wear items not covered by other categories.
$4,196
Full age factor applied — built in 1974, this property is 50+ years old requiring comprehensive updates to hidden systems, aging infrastructure, and general wear items not covered by other categories.
Kitchen
factor 1 × base $7,736
The property's overall condition was scored 2 out of 5, which points to a property needing a full cosmetic refresh. We've budgeted kitchen work at that condition level so the estimate reflects the rough shape the property is in.
$7,736
The property's overall condition was scored 2 out of 5, which points to a property needing a full cosmetic refresh. We've budgeted kitchen work at that condition level so the estimate reflects the rough shape the property is in.
Bathrooms
factor 1 × base $4,400
The property's overall condition was scored 2 out of 5, which points to a property needing a full cosmetic refresh. We've budgeted bathrooms work at that condition level so the estimate reflects the rough shape the property is in.
$4,400
The property's overall condition was scored 2 out of 5, which points to a property needing a full cosmetic refresh. We've budgeted bathrooms work at that condition level so the estimate reflects the rough shape the property is in.
Misc
$
Evidence-gated line items grounded in calibrated FL rate table.
Salesperson
$
Manager
$
Location
Road
Satellite
SubjectARV compCMV compARV + CMVNot selected
S = Subject · A–L = Comparable Properties · 0/7 comps geocoded · Tiles © OSM / Esri
Comps at a Glance
Sold Comps (5)
Active / Pending (2)
Ceiling only — active & pending listings are asking prices, not sales. They cap the valuation but are never averaged in as comps.
Comparable Properties (3 in ARV · 0 in CMV · 7 total)
Sorted best → worst by Match %. Toggle the ARV / CMV pills to include or exclude a comp from each calculation independently. The MAO updates instantly; the order doesn’t change.
How the Match % is calculated
Distance35%Sqft25%Density25%Recency15%Year built12%Lot size8%Beds5%Baths5%
Each comp is scored 0–100% against the subject across these factors. When a factor has no data (e.g. missing lot size or sale date) it’s dropped and the remaining weights renormalize. When the subject has only one bathroom, the Baths weight is raised to 15% and the others scale down proportionally.
ceiling
COMP A3456 William Walker Ln, Green Cove Springs, FL 32043pending ✓93% matchCondition 3/5Manufactured
$94,900→ adj $115,906PendingMay 2026· 744 sqft · 3bd/2ba · 1.24 mi away· Built 1972· Lot: 1.00 ac·Zillow
Match 93% (distance, sqft, recency, lot, age, beds, baths)
Why AI discarded: Score 3/5 is below the ARV threshold of 4. Score 3/5 doesn't match subject (2/5) — required for CMV inclusion under strict-equality rule.
AI reasoning: Property shows average condition with functional systems and livable spaces, though some areas show wear and dated finishes that would benefit from updates
Kitchen: Functional with wood cabinets and laminate countertops, white appliances appear older but working, shows some wear but serviceable
Baths: Two different bathroom conditions - one with fiberglass tub surround in fair condition, another with white tile that appears dated but functional
Floors: Mix of laminate wood-look flooring throughout main areas and carpet in bedrooms, flooring appears in decent condition
Ext: Cannot assess from interior photos provided
Pool: No pool visible
Roof: Cannot assess from interior photos provided
Adjustments
Sqft: -60sqft × $100 = $-6,000
Lot: +13,503sqft × $2 = $+27,006
net 22.1% · gross 34.8%
28 from RPR, 1 from Street View, 1 from AerialBlue-ringed = Vision-analyzed (18 of 30)
COMP B3930 Everington Rd, Green Cove Springs, FL 32043sold ✓70% matchCondition 3/5Manufactured
$100,000→ adj $40,534SoldMar 2026· 1,440 sqft · 3bd/2ba · 0.69 mi away· Built 1993· Lot: 1.01 ac·Zillow
Match 70% (distance, sqft, recency, lot, age, beds, baths)
Why AI discarded: Score 3/5 is below the ARV threshold of 4. Score 3/5 doesn't match subject (2/5) — required for CMV inclusion under strict-equality rule.
AI reasoning: Property shows average condition with functional systems but dated finishes throughout. Kitchen has been painted but retains older appliances and layout.
Kitchen: Painted mint green cabinets over older wood construction, white appliances appear functional but dated, laminate countertops
Baths: Basic builder-grade finishes, functional but dated fixtures, standard tub/shower combinations, older vanities
Floors: Hardwood floors throughout in fair condition with some wear visible, appears original to home
Ext: Cannot assess from interior photos provided
Pool: No pool visible in photos
Roof: Cannot assess from interior photos provided
Adjustments
Sqft: -756sqft × $100 = $-75,600
Lot: +13,067sqft × $2 = $+26,134
Age: -19yrs (capped -10) × $1,000 = $-10,000
net 59.5% · gross 111.7%
11 from RPR, 1 from Street View, 1 from AerialBlue-ringed = Vision-analyzed (11 of 13)
COMP C3374 Wall Rd, Green Cove Springs, FL 32043sold ✓65% matchCondition 5/5Manufactured
$360,000→ adj $218,306SoldMay 2026· 2,296 sqft · 3bd/3ba · 1.54 mi away· Built 1985· Lot: 1.00 ac·Zillow
Match 65% (distance, sqft, recency, lot, age, beds, baths)
Condition reasoning: This property shows a complete high-end renovation with new white shaker cabinets, granite countertops, stainless appliances, luxury vinyl plank flooring throughout, and fully updated bathrooms with modern fixtures.
Kitchen: Completely renovated with white shaker cabinets, granite countertops, stainless steel appliances, subway tile backsplash, and pendant lighting
Baths: Fully renovated with modern vanities, large format tile, walk-in showers, freestanding tubs, and contemporary fixtures
Floors: New luxury vinyl plank flooring throughout entire home in consistent wood-look finish
Ext: Covered patio area appears well-maintained with concrete flooring and exposed beam ceiling
Pool: Not visible in photos
Roof: Not clearly visible in photos
Adjustments
Sqft: -1612sqft × $100 = $-161,200
Lot: +13,503sqft × $2 = $+27,006
Age: -11yrs (capped -10) × $1,000 = $-10,000
net 39.8% · gross 54.7%
28 from RPR, 1 from Street View, 1 from AerialBlue-ringed = Vision-analyzed (18 of 30)
COMP D2080 State Rd, 16 W, Green Cove Springs, FL 32043sold ✓65% matchCondition 3/5Manufactured
$125,000→ adj $158,348SoldJun 2025· 1,288 sqft · 3bd/2ba · 0.76 mi away· Built 1981· Lot: 13,939 sqft·Zillow
Match 65% (distance, sqft, recency, lot, age, beds, baths)
Why AI discarded: Score 3/5 is below the ARV threshold of 4. Score 3/5 doesn't match subject (2/5) — required for CMV inclusion under strict-equality rule.
AI reasoning: Property shows average condition with functional systems but dated finishes throughout. Kitchen has older appliances and laminate counters, bathrooms are basic but clean.
Kitchen: Functional but dated with older white appliances, laminate countertops, and wood cabinets showing wear
Baths: Basic condition with standard fixtures, cultured marble vanity tops, and standard tub/shower combos
Floors: Mix of tile in main areas and what appears to be older carpet/padding visible in bedrooms
Ext: Decent condition with wood deck, though deck shows some weathering
Pool: No pool visible
Roof: Not clearly visible but no obvious issues from exterior shots
Adjustments
Sqft: -604sqft × $100 = $-60,400
Lot: +43,124sqft × $2 = $+86,248
Age: -7yrs (capped -7) × $1,000 = $-7,000
net 13.5% · gross 110.1%
14 from RPR, 1 from Street View, 1 from AerialBlue-ringed = Vision-analyzed (14 of 16)
ceiling
COMP E439 Vermont Ave, Green Cove Springs, FL 32043active ✓63% matchCondition 4/5Manufactured
$160,000→ adj $203,386ActiveMay 2026· 1,152 sqft · 3bd/2ba · 1.93 mi away· Built 2021· Lot: 6,970 sqft·Zillow
Match 63% (distance, sqft, recency, lot, age, beds, baths)
Condition reasoning: This is a well-maintained 2021 property with updated kitchen, modern bathrooms, new flooring throughout, and fresh paint - significantly above average condition.
Kitchen: Fully updated with white shaker cabinets, granite countertops, stainless steel appliances including range, microwave, and modern faucet
Baths: Modern renovated bathrooms with new tile surrounds, updated vanities, and contemporary fixtures
Floors: New luxury vinyl plank flooring throughout living areas and bedrooms, new carpet in bedrooms
Ext: Not visible in photos
Pool: Not present
Roof: Not visible in photos
Adjustments
Sqft: -468sqft × $100 = $-46,800
Lot: +50,093sqft × $2 = $+100,186
Age: -47yrs (capped -10) × $1,000 = $-10,000
net 27.1% · gross 98.1%
25 from RPR, 1 from Street View, 1 from AerialBlue-ringed = Vision-analyzed (18 of 27)
COMP F1942 State Rd, 16 W, Green Cove Springs, FL 32043sold ✓59% matchCondition 3/5Manufactured
$295,000→ adj $163,958SoldAug 2025· 2,356 sqft · 4bd/3ba · 0.93 mi away· Built 2007· Lot: 1.40 ac·Zillow
Match 59% (distance, sqft, recency, lot, age, beds, baths)
Why AI discarded: Score 3/5 is below the ARV threshold of 4. Score 3/5 doesn't match subject (2/5) — required for CMV inclusion under strict-equality rule.
AI reasoning: Property shows average condition with dated but functional finishes throughout - 1980s-style oak cabinets, original tile work, and older carpet that appears clean but worn.
Kitchen: Dated oak cabinets with laminate countertops, older appliances including stainless refrigerator, functional but needs updating
Baths: Original 1980s-style with oak vanities, dated wallpaper, older tile work, and basic fixtures - functional but very dated
Floors: Mix of older carpet throughout living areas and bedrooms that shows wear, tile in kitchen and baths appears original
Ext: Metal roof appears in good condition, siding looks maintained, property sits on large lot with mature landscaping
Pool: No pool visible
Roof: Metal roofing appears to be in good condition from aerial view
Adjustments
Sqft: -1672sqft × $100 = $-167,200
Lot: -3,921sqft × $2 = $-7,842
Age: -33yrs (capped -10) × $1,000 = $-10,000
net 53% · gross 53%
37 from RPR, 1 from AerialBlue-ringed = Vision-analyzed (18 of 38)
COMP G2055 Knowles Rd, Green Cove Springs, FL 32043sold ✓56% matchCondition 4/5Manufactured
Match 56% (distance, sqft, recency, lot, age, beds, baths)
Condition reasoning: Property shows extensive recent renovations with modern kitchen, updated bathrooms, and quality finishes throughout, placing it well above average condition.
Kitchen: Fully renovated with white shaker cabinets, quartz countertops, stainless steel appliances, subway tile backsplash, and modern pendant lighting
Baths: Completely updated with modern gray tile surrounds, new vanities, contemporary fixtures, and quality finishes
Floors: Beautiful hardwood flooring throughout main living areas in excellent condition
Ext: Not visible in photos
Pool: Not present
Roof: Not visible in photos
Adjustments
Sqft: -696sqft × $100 = $-69,600
Age: -26yrs (capped -10) × $1,000 = $-10,000
net 33.9% · gross 33.9%
24 from RPR, 1 from Street View, 1 from AerialBlue-ringed = Vision-analyzed (18 of 26)
Report generated · 5/30/2026, 3:58:46 PM · pipeline: 6m 16s