6945 SE 110th St · Belleview, FL 34420

$59,900

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 44 Days on market

Built 1972 0.29 ac lot ↓ 13% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

SPECIAL OPPORTUNITY TO BUY SINGLE MOBILE HOME PLUS LAND (no lot rent) IN THE HEART OF BELLEVIEW FL. Conveniently situated between Ocala and The Villages ONLY 10 MILES FROM THE CITY OF OCALA AND LESS THAN 20 MINUTES FROM THE VILLAGES. DESIRABLE LOCATION well-connected with convenient access to shopping, dining, school and everyday necessities within easy reach. Mobile Home needs rehab and repairs. But location and potential is great. It has 2 bedrooms and 1 bathrooms and sits on . 29 ACRE OF LAND WITH ADDITIONAL STRUCTURE IDEAL FOR MULTIPLE USES. NO visible leaking but needs flooring. Solid drywalls. But needs kitchen counters, cabinets, flooring and bathroom remodeling. Vinyl siding will ma

Key facts

• 0.29 acre lot
• Built 1972
• Listed 44 days

Property features AI

Finance

• Other: Property type: Residential mobile home; Zoning: R1; Lot size about 0.29 acre (approx. 114 x 110); Living area listed as 672 sq ft; total building area 1000 sq ft; One well and one septic on site
• Financial info: No lease restrictions
• HOA & community: No association fees or HOA; No association approval required

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Well water (well present / well required); Septic tank; Private utilities
• Home design: Single-wide mobile home; Attached property; Fixer condition; One story; South-facing
• Construction: Vinyl siding; Shingle and other roof; Crawlspace foundation; Built as single-wide mobile home
• Exterior features: Cleared lot; Located in county; Level and private lot; Oversized lot; Dead-end street; Unpaved roads / dirt road; Private maintained road; Shed(s) and storage structures; Other outbuildings

Interior

• Kitchen: No appliances specified
• Bedrooms: 2 bedrooms
• Flooring: Linoleum flooring; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Ductless heating; No central cooling listed
• Interior features: No interior amenities specified
• Laundry & utility: No laundry hookups or features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 4.5% in Belleview — 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 69/100 on livability (#458 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute 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: Belleview-Santos Elementary School (math 41% / reading 41%, grade F, #1,454 of 2,144 statewide, top 69%, 570 students, 66% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 357 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.92% ✓
• Cap rate: 16.32%
• Cash-on-cash: 35.82%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.5%
• Equity multiple: 2.32×
• Total profit: $22,192
• Equity at exit: $8,931

10-year hold

• IRR: 38.6%
• Equity multiple: 4.60×
• Total profit: $60,438
• Equity at exit: $5,179

Cash invested: $16,772 (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 34420

• Home prices YoY: -32.8%
• Active inventory: 357
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $501

Break-even live

Break-even rent $518

Max offer price $59,900

Occupancy floor 52%

Sensitivity live

Price	-10% $535	-5% $518	+0% $501	+5% $484	+10% $467
Rent	-10% $410	-5% $455	+0% $501	+5% $546	+10% $592
Rate	-1.0pp $531	-0.5pp $516	base $501	+0.5pp $485	+1.0pp $469

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6407 SE 108th St Belleview, FL	2.0	1.0	672	$1,202	$1.79	14d	1	0.40mi
5836 SE Drew Rd Belleview, FL	1.0	1.0	525	$1,010	$1.92	21d	1	0.86mi

Listing history 17 events

1. 2026-06-18
   days on market $59,900 Active 44 DOM
2. 2026-06-17
   days on market $59,900 Active 43 DOM
3. 2026-06-16
   days on market $59,900 Active 42 DOM
4. 2026-06-15
   days on market $59,900 Active 41 DOM
5. 2026-06-14
   days on market $59,900 Active 39 DOM
6. 2026-06-13
   days on market $59,900 Active 38 DOM
7. 2026-06-10
   days on market $59,900 Active 36 DOM
8. 2026-06-09
   days on market $59,900 Active 35 DOM
9. 2026-06-08
   days on market $59,900 Active 34 DOM
10. 2026-06-07
    days on market $59,900 Active 33 DOM
11. 2026-06-03
    days on market $59,900 Active 29 DOM
12. 2026-06-02
    days on market $59,900 Active 28 DOM
13. 2026-06-01
    days on market $59,900 Active 27 DOM
14. 2026-06-01
    price $59,900 Active 26 DOM
15. 2026-05-31
    days on market $69,000 Active 26 DOM
16. 2026-05-30
    days on market $69,000 Active 25 DOM
17. 2026-05-05
    listed $69,000 Active 951-char remark

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $839 · $70/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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,816
• − Mortgage interest: −$3,355
• − Property taxes: −$839
• − Insurance: −$300
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$1,743
• Taxable income: $5,370
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $4,719/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 — Belleview

• Score: 69/100
• State rank: #458
• US rank: #8314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 19,167
• Population (ZIP): 19,167

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 10% Black 1%
• Hispanic origin (detail): Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 4% Iranian 2% Romanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -120.90%
• Current HPI: 247.3176
• 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

-13.2% since first listed

2 events — show timeline

• 2026-05-31 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $69,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $839 · +28.0% YoY. Source: county tax records.