9935 SE 168th Pl · The Villages, FL 34491

$165,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 363 Days on market

Built 1966 0.35 ac lot $246/sqft · 238% above area

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY! This is a must-see. .. .1966 mobile home that has been very well maintained inside and out IS BEING sold TURN-KEY. The house is situated off the main road leading into Mobile Home Meadows subdivision, located on 99th Ave, on a dead-end street for added peace, quiet, and privacy. Mobile home Meadows subdivision located in Summerfield FL just minutes from shopping, dining, medical and so much more This property won't last long with the single car detached car/workshop, 18 x 12 glass enclosed Florida room and large back deck that is 1/2 covered and 1/2 open to be enjoyed no matter what the FL weather has in store and large birdcage on the opposite side of the house. The stove and microwave are new, accompanied by upgraded mini blinds throughout the home. Additionally, there are two sets of sliding glass doors, one opening to the Florida room and the second set opening onto the covered area of the back deck. Make your appointment while this gem is available to start your family, a convenient area to live, or a winter retreat.

Key facts

• Well maintained
• Summerfield fl
• 0.35 acre lot

Tags

• WELL MAINTAINED
• SUMMERFIELD FL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $143k (13.5% below list).
• Recommended offer: $143k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.0% in The Villages — 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 70/100 on livability (#431 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, employment B+; Watch: amenities F, commute F, health & safety F.
• Marion (rural): math 42% / reading 43% proficiency, ranked #61 of 73 in FL (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Stanton-Weirsdale Elementary School (math 42% / reading 36%, grade F, #1,560 of 2,144 statewide, top 73%, 544 students, 70% FRL); Lake Weir Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL).
• Market conditions: 713 active listings in the ZIP; 7,071 units permitted in Marion County in 2024 (534 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.
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 363 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $165k implies a 817% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,717 (13.5% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (median comp): $64,448
• List price: $165,000
• Delta: 156.02%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16300 SE 95th Ct	0.67mi	2/1.0	672 (0%)	10mo	$65,000	$97	61

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-17,248
• Equity at exit: $24,602

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,018
• Equity at exit: $14,266

Cash invested: $46,200 (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 34491

• Home prices YoY: -35.0%
• Active inventory: 713
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $150

Break-even live

Break-even rent $1,237

Max offer price $165,000

Occupancy floor 84%

Sensitivity live

Price	-10% $244	-5% $197	+0% $150	+5% $104	+10% $57
Rent	-10% $37	-5% $94	+0% $150	+5% $207	+10% $263
Rate	-1.0pp $233	-0.5pp $192	base $150	+0.5pp $107	+1.0pp $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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $165,000 Active 363 DOM
2. 2026-06-17
   days on market $165,000 Active 362 DOM
3. 2026-06-16
   days on market $165,000 Active 361 DOM
4. 2026-06-15
   days on market $165,000 Active 360 DOM
5. 2026-06-14
   days on market $165,000 Active 358 DOM
6. 2026-06-13
   days on market $165,000 Active 357 DOM
7. 2026-06-10
   days on market $165,000 Active 355 DOM
8. 2026-06-09
   days on market $165,000 Active 354 DOM
9. 2026-06-08
   days on market $165,000 Active 353 DOM
10. 2026-06-07
    days on market $165,000 Active 352 DOM
11. 2026-06-03
    days on market $165,000 Active 348 DOM
12. 2026-06-02
    days on market $165,000 Active 347 DOM
13. 2026-05-31
    days on market $165,000 Active 345 DOM
14. 2026-05-30
    days on market $165,000 Active 344 DOM
15. 2025-06-20
    listed $165,000 Active 1048-char remark

    Show marketing remark (1048 chars)

    CASH ONLY! This is a must-see. .. .1966 mobile home that has been very well maintained inside and out IS BEING sold TURN-KEY. The house is situated off the main road leading into Mobile Home Meadows subdivision, located on 99th Ave, on a dead-end street for added peace, quiet, and privacy. Mobile home Meadows subdivision located in Summerfield FL just minutes from shopping, dining, medical and so much more This property won't last long with the single car detached car/workshop, 18 x 12 glass enclosed Florida room and large back deck that is 1/2 covered and 1/2 open to be enjoyed no matter what the FL weather has in store and large birdcage on the opposite side of the house. The stove and microwave are new, accompanied by upgraded mini blinds throughout the home. Additionally, there are two sets of sliding glass doors, one opening to the Florida room and the second set opening onto the covered area of the back deck. Make your appointment while this gem is available to start your family, a convenient area to live, or a winter retreat.

16. 1988-03-01
    soldstatus $18,000
17. 1985-04-01
    soldstatus $17,000

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$851/yr (+$71/mo · 164.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,126
• − Mortgage interest: −$9,243
• − Property taxes: −$518
• − Insurance: −$825
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$4,800
• Taxable loss: −$1,000
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $2,043/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: Marion
• NCES district ID: 1201260
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $40,015
• Composite: 35.61/100
• National rank: #4890
• State rank: #61 of 73 in FL

Livability — The Villages

• Score: 70/100
• State rank: #431
• US rank: #7363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 315,796 people
• City population: 83,973
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 256.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 365,905 people
• By 2030: 376,768 · +3.0%
• By 2040: 396,555 · +8.4%
• By 2050: 412,723 · +12.8%
• By 2075: 446,090 · +21.9%
• By 2100: 436,193 · +19.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 11% Vietnamese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.6) · D 33.8% · R 65.5%
• 2008→2024 swing: -20.0pp toward R · 2008: -11.6pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+25.9 2016: R+26.2 2012: R+16.2 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.67%
• Current HPI: 200.0792
• Rent YoY: —
• Metro: Ocala, FL
• 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

+870.6% since first listed

3 events — show timeline

• 2025-06-20 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 1988-03-01 Sold (Public Records) $18,000 Public Records
• 1985-04-01 Sold (Public Records) $17,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $518 · +69.2% YoY. Source: county tax records.