14085 SE 59th Ct · Belleview, FL 34491

$169,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 362 Days on market

Built 1995 0.28 ac lot $140/sqft · 10% above area Est $155k · 10% over

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Why this score? — see what drove the C- 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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LARGER PRIVATE HOME IN COMMUNITY WHERE YOU OWN THE LAND AND NO HOA! SEE THIS SPLIT BEDROOM HOME WITH PRIVACY FROM THE ROAD AND TWO COVERED DECKS TO ENJOY! PROPERTY FEATURES A FENCED BACK YARD, OUTDOOR SHOWER HOOKUP, SHED, AND LARGE 12' BY 32' COVERED SCREEN ROOM. LARGE CARPORT AND COVERED DECK IN THE FRONT GREETS VISITORS. THE HOME HAS A SPLIT BEDROOM PLAN, LAUNDRY IN A KITCHEN CLOSET, AND A LARGE PRIMARY BATHROOM WITH SHOWER AND GARDEN TUB. SEE THIS HOME FOUND IN SUMMERFIELD AND MAKE IT YOUR OWN!

Key facts

• Covered deck
• Fenced back yard
• Covered screen room

Tags

• SPLIT BEDROOM
• FENCED BACK YARD
• OUTDOOR SHOWER HOOKUP
• COVERED SCREEN ROOM
• LARGE CARPORT
• COVERED DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: schools D, crime F, amenities 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.
• Market conditions: 705 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 362 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $170k implies a 240% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 362 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.12% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (median comp): $154,717
• List price: $169,900
• Delta: 9.81%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14127 SE 62nd Ct	0.22mi	3/2.0	1,216 (0%)	4mo	$181,000	$149	87

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,647
• Equity at exit: $25,333

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $27,583
• Equity at exit: $14,690

Cash invested: $47,572 (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: 705
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $375

Break-even live

Break-even rent $1,430

Max offer price $169,900

Occupancy floor 75%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14025 SE 54th Ct Summerfield, FL	2.0	1.5	1008	$1,500	$1.49	13d	1	0.49mi
13678 SE 55th Ave Summerfield, FL	3.0	2.0	960	$1,499	$1.56	21d	1	0.63mi
13705 SE 54th Ct Summerfield, FL	3.0	2.0	1416	$1,895	$1.34	21d	1	0.64mi
13609 SE 53rd Ave Summerfield, FL	3.0	2.0	1270	$1,940	$1.53	21d	1	0.80mi

Listing history 13 events

1. 2025-09-06
   price $169,900 504-char remark

   Show marketing remark (504 chars)

   LARGER PRIVATE HOME IN COMMUNITY WHERE YOU OWN THE LAND AND NO HOA! SEE THIS SPLIT BEDROOM HOME WITH PRIVACY FROM THE ROAD AND TWO COVERED DECKS TO ENJOY! PROPERTY FEATURES A FENCED BACK YARD, OUTDOOR SHOWER HOOKUP, SHED, AND LARGE 12' BY 32' COVERED SCREEN ROOM. LARGE CARPORT AND COVERED DECK IN THE FRONT GREETS VISITORS. THE HOME HAS A SPLIT BEDROOM PLAN, LAUNDRY IN A KITCHEN CLOSET, AND A LARGE PRIMARY BATHROOM WITH SHOWER AND GARDEN TUB. SEE THIS HOME FOUND IN SUMMERFIELD AND MAKE IT YOUR OWN!

2. 2025-08-22
   price $179,000 504-char remark

   Show marketing remark (504 chars)

   LARGER PRIVATE HOME IN COMMUNITY WHERE YOU OWN THE LAND AND NO HOA! SEE THIS SPLIT BEDROOM HOME WITH PRIVACY FROM THE ROAD AND TWO COVERED DECKS TO ENJOY! PROPERTY FEATURES A FENCED BACK YARD, OUTDOOR SHOWER HOOKUP, SHED, AND LARGE 12' BY 32' COVERED SCREEN ROOM. LARGE CARPORT AND COVERED DECK IN THE FRONT GREETS VISITORS. THE HOME HAS A SPLIT BEDROOM PLAN, LAUNDRY IN A KITCHEN CLOSET, AND A LARGE PRIMARY BATHROOM WITH SHOWER AND GARDEN TUB. SEE THIS HOME FOUND IN SUMMERFIELD AND MAKE IT YOUR OWN!

3. 2025-05-30
   listed $189,500 Active 504-char remark

   Show marketing remark (504 chars)

   LARGER PRIVATE HOME IN COMMUNITY WHERE YOU OWN THE LAND AND NO HOA! SEE THIS SPLIT BEDROOM HOME WITH PRIVACY FROM THE ROAD AND TWO COVERED DECKS TO ENJOY! PROPERTY FEATURES A FENCED BACK YARD, OUTDOOR SHOWER HOOKUP, SHED, AND LARGE 12' BY 32' COVERED SCREEN ROOM. LARGE CARPORT AND COVERED DECK IN THE FRONT GREETS VISITORS. THE HOME HAS A SPLIT BEDROOM PLAN, LAUNDRY IN A KITCHEN CLOSET, AND A LARGE PRIMARY BATHROOM WITH SHOWER AND GARDEN TUB. SEE THIS HOME FOUND IN SUMMERFIELD AND MAKE IT YOUR OWN!

4. 2015-06-08
   soldstatus $50,000
5. 2015-06-01
   soldstatus $50,000 334-char remark

   Show marketing remark (334 chars)

   Well kept 3/2 home with spacious screened lanai plus large covered front porch. New roof in 2009, AC in 2010, newer appliances, new carpet in master bm. 2014, walk in closets. Tile floors, upgraded light fixtures and window blinds. Double carport, private fenced yard, two storage sheds. Very comfortable livable home near everything!

6. 2015-06-01
   soldstatus $50,000

   Show marketing remark (334 chars)

   Well kept 3/2 home with spacious screened lanai plus large covered front porch. New roof in 2009, AC in 2010, newer appliances, new carpet in master bm. 2014, walk in closets. Tile floors, upgraded light fixtures and window blinds. Double carport, private fenced yard, two storage sheds. Very comfortable livable home near everything!

7. 2015-05-08
   listed $54,900 334-char remark

   Show marketing remark (334 chars)

   Well kept 3/2 home with spacious screened lanai plus large covered front porch. New roof in 2009, AC in 2010, newer appliances, new carpet in master bm. 2014, walk in closets. Tile floors, upgraded light fixtures and window blinds. Double carport, private fenced yard, two storage sheds. Very comfortable livable home near everything!

8. 2015-05-07
   listed $54,900
9. 2005-09-02
   soldstatus $66,500
10. 2005-08-30
    soldstatus $66,500
11. 2005-06-14
    listed $69,900
12. 2005-06-14
    listed $69,900
13. 1995-03-14
    soldstatus $9,500

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,019 · $168/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 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $22,861
• − Mortgage interest: −$9,517
• − Property taxes: −$2,019
• − Insurance: −$850
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$4,943
• Taxable income: $1,875
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $4,050/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

• County: Marion County · 315,796 people
• City population: 19,167
• 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

+1688.4% since first listed

13 events — show timeline

• 2025-09-06 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Listed $189,500 Stellar MLS as Distributed by MLS Grid
• 2015-06-08 Sold (Public Records) $50,000 Public Records
• 2015-06-01 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2015-06-01 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2015-05-08 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2015-05-07 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2005-09-02 Sold (Public Records) $66,500 Public Records
• 2005-08-30 Sold (MLS) $66,500 Stellar MLS as Distributed by MLS Grid
• 2005-06-14 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-14 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 1995-03-14 Sold (Public Records) $9,500 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,019 · +15.6% YoY. Source: county tax records.