16760 SE 102nd Avenue Rd · The Villages, FL 34491

$149,000

2 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 123 Days on market

Built 1981 9,583 sqft lot $135/sqft · 49% above area Est $100k · 49% 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2/2 mobile home on an oversized, fully fenced lot in the heart of Summerfield! Tucked into a no-HOA neighborhood, this property offers rare privacy with no rear or side neighbors and a central location just minutes from Lady Lake, Ocala, and The Villages. Perfect as a starter home, winter retreat, or investment property, this home features a covered carport, handicap-accessible entry, backyard shed, an oversized screened patio, and built-in doggy doors for your furry friends. Enjoy the freedom of extra outdoor space, rental potential, and easy access to shopping, dining, and major roadways. Affordable, private, and full of opportunity! This one checks all the boxes.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1981

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: schools A+, crime A+, housing A; 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.
• Market conditions: 705 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% 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 $4k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.24% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.81%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (median comp): $100,000
• List price: $149,000
• Delta: 49.00%
• 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
16653 SE 96th Ct	0.69mi	2/2.0	1,226 (+11%)	12mo	$215,000	$175	39

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,243
• Equity at exit: $22,216

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $36,046
• Equity at exit: $12,883

Cash invested: $41,720 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$781
• Tax from tax record: −$142 /mo · $1,701/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $414

Break-even live

Break-even rent $1,331

Max offer price $149,000

Occupancy floor 73%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	14d	1	0.38mi
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,300	$1.62	14d	1	0.54mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	21d	1	0.68mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	21d	1	0.82mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	21d	1	0.83mi
11001 SE Sunset Harbor Rd Unit H52 Summerfield, FL	2.0	2.5	1224	$1,440	$1.18	21d	1	0.88mi
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	21d	1	0.89mi
11001 SE Sunset Harbor Rd Summerfield, FL	2.0	1.5–2.0	1244	$1,770	$1.42	21d	2	0.92mi
11001 SE Sunset Harbor Rd Unit A08 Summerfield, FL	2.0	1.5	1200	$2,000	$1.67	21d	1	0.95mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	21d	1	0.96mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,800	$1.28	21d	1	1.24mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.31mi

Listing history 23 events

1. 2026-06-14
   remarks 699-char remark
2. 2026-06-14
   statusdays on market $149,000 Pending 123 DOM
3. 2026-06-13
   days on market $149,000 Active 122 DOM
4. 2026-06-10
   days on market $149,000 Active 120 DOM
5. 2026-06-09
   days on market $149,000 Active 119 DOM
6. 2026-06-08
   days on market $149,000 Active 118 DOM
7. 2026-06-07
   days on market $149,000 Active 117 DOM
8. 2026-06-03
   days on market $149,000 Active 113 DOM
9. 2026-06-02
   days on market $149,000 Active 112 DOM
10. 2026-06-01
    days on market $149,000 Active 111 DOM
11. 2026-05-31
    days on market $149,000 Active 110 DOM
12. 2026-05-30
    days on market $149,000 Active 109 DOM
13. 2026-04-19
    price $149,000 683-char remark

    Show marketing remark (683 chars)

    Charming 2/2 mobile home on an oversized, fully fenced lot in the heart of Summerfield! Tucked into a no-HOA neighborhood, this property offers rare privacy with no rear or side neighbors and a central location just minutes from Lady Lake, Ocala, and The Villages. Perfect as a starter home, winter retreat, or investment property, this home features a covered carport, handicap-accessible entry, backyard shed, an oversized screened patio, and built-in doggy doors for your furry friends. Enjoy the freedom of extra outdoor space, rental potential, and easy access to shopping, dining, and major roadways. Affordable, private, and full of opportunity! This one checks all the boxes.

14. 2026-02-10
    listed $157,500 Active 683-char remark

    Show marketing remark (683 chars)

    Charming 2/2 mobile home on an oversized, fully fenced lot in the heart of Summerfield! Tucked into a no-HOA neighborhood, this property offers rare privacy with no rear or side neighbors and a central location just minutes from Lady Lake, Ocala, and The Villages. Perfect as a starter home, winter retreat, or investment property, this home features a covered carport, handicap-accessible entry, backyard shed, an oversized screened patio, and built-in doggy doors for your furry friends. Enjoy the freedom of extra outdoor space, rental potential, and easy access to shopping, dining, and major roadways. Affordable, private, and full of opportunity! This one checks all the boxes.

15. 2023-10-11
    soldstatus $134,000
16. 2008-05-16
    soldstatus $63,000
17. 2008-05-07
    soldstatus $63,000 541-char remark

    Show marketing remark (541 chars)

    REMODELED & UPGRADED Mobile Home near the Villages. 2 BR/2BA, 2 car carport, 12x19 screened porch & Detached Workshop with electric. This home has been remodeled with new kitchen & baths, upgraded all electric & plumbing, new flooring & freshly painted, kitchen-newer appliances & pantry; Large living rm, Dining rm, large master bedrm, privacy with retention area 1 side & vacant lot on other (additional 75x125 lot available), 12x20 workshop w/ carport area, roofover, gutters, awnings. Nice home.

18. 2007-10-05
    listed $68,500 541-char remark

    Show marketing remark (541 chars)

    REMODELED & UPGRADED Mobile Home near the Villages. 2 BR/2BA, 2 car carport, 12x19 screened porch & Detached Workshop with electric. This home has been remodeled with new kitchen & baths, upgraded all electric & plumbing, new flooring & freshly painted, kitchen-newer appliances & pantry; Large living rm, Dining rm, large master bedrm, privacy with retention area 1 side & vacant lot on other (additional 75x125 lot available), 12x20 workshop w/ carport area, roofover, gutters, awnings. Nice home.

19. 2006-03-15
    soldstatus $36,000
20. 2005-12-28
    listed $54,900
21. 2005-12-28
    historical
22. 2005-08-24
    listed $94,900
23. 1986-01-01
    soldstatus $24,900

ⓘ 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: $1,701 · $142/mo
• Projected year-2 tax: $1,701 · $142/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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $22,258
• − Mortgage interest: −$8,346
• − Property taxes: −$1,701
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$4,335
• Taxable income: $2,772
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $4,299/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

+498.4% since first listed

11 events — show timeline

• 2026-04-19 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Listed $157,500 Stellar MLS as Distributed by MLS Grid
• 2023-10-11 Sold (Public Records) $134,000 Public Records
• 2008-05-16 Sold (Public Records) $63,000 Public Records
• 2008-05-07 Sold (MLS) $63,000 Stellar MLS as Distributed by MLS Grid
• 2007-10-05 Listed $68,500 Stellar MLS as Distributed by MLS Grid
• 2006-03-15 Sold (MLS) $36,000 Stellar MLS as Distributed by MLS Grid
• 2005-12-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-12-28 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2005-08-24 Listed $94,900 Stellar MLS as Distributed by MLS Grid
• 1986-01-01 Sold (Public Records) $24,900 Public Records

Property tax history

+18.3%/yr

Latest (2025): $1,701 · +7.6% YoY. Source: county tax records.