54735 Williams St · Astor, FL 32102

$165,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 11 Days on market

Built 1998 5,001 sqft lot Est $156k · 6% over

---

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 +14.8/30.0
• Appreciation +6.0/10.0
• ARV discount +4.8/15.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your new Mobile home to this desirable vacant land near Ocala!

Key facts

• Metal roof
• Stylish interior
• Own land

Tags

• DOUBLE-WIDE MOBILE HOME
• METAL ROOF
• FRESHLY PAINTED WALLS
• STYLISH INTERIOR
• OWN LAND

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Body type: Double Wide; Lot size approximately 0.11 acres; Road surface: Asphalt
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer (connected); Electricity available
• Home design: Residential manufactured home (double wide); One level; South-facing
• Construction: Vinyl siding; Metal roof; Crawlspace foundation
• Exterior features: Exterior lighting; Cleared and landscaped lot; Trees/landscaped

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $45 ($544/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 $145k (12.1% below list).
• Recommended offer: $145k (12.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#613 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Lake (suburban): math 49% / reading 50% proficiency, ranked #37 of 73 in FL (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Umatilla Elementary School (math 59% / reading 56%, grade C+, #764 of 2,144 statewide, top 36%, 660 students, 55% FRL); Umatilla High School (math 24% / reading 29%, grade F, #489 of 667 statewide, top 74%, 861 students, 51% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 77 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.9% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $16k; list at $165k implies a 931% 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 $145,000 (12.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24326 Maxwell St	0.05mi	3/2.0	1,056 (-8%)	2mo	$52,000	$49	82
55045 6th St	0.33mi	3/2.0	1,188 (+3%)	1mo	$160,000	$135	79

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.30×
• Total profit: $13,785
• Equity at exit: $64,644

10-year hold

• IRR: 9.1%
• Equity multiple: 2.23×
• Total profit: $56,712
• Equity at exit: $92,753

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 32102

• Home prices YoY: 0.8%
• Active inventory: 77
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$166 /mo · $1,994/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $45

Break-even live

Break-even rent $1,393

Max offer price $165,000

Occupancy floor 92%

Sensitivity live

Price	-10% $139	-5% $92	+0% $45	+5% $-1	+10% $-48
Rent	-10% $-69	-5% $-12	+0% $45	+5% $103	+10% $160
Rate	-1.0pp $128	-0.5pp $87	base $45	+0.5pp $3	+1.0pp $-41

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24048 Ermine Rd Astor, FL	2.0	2.0	728	$1,450	$1.99	5d	1	1.09mi

Listing history 8 events

1. 2026-06-18
   days on market $165,000 Active 11 DOM
2. 2026-06-17
   days on market $165,000 Active 10 DOM
3. 2026-06-16
   days on market $165,000 Active 9 DOM
4. 2026-06-15
   days on market $165,000 Active 8 DOM
5. 2026-06-13
   days on market $165,000 Active 6 DOM
6. 2026-06-09
   days on market $165,000 Active 2 DOM
7. 2026-06-08
   remarks 420-char remark
8. 2026-06-08
   listed $165,000 Active 1 DOM

ⓘ 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: $1,994 · $166/mo
• Projected year-2 tax: $1,994 · $166/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 ≥107°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$9,243
• − Property taxes: −$1,994
• − Insurance: −$825
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,800
• Taxable loss: −$2,245
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $1,083/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: Lake
• NCES district ID: 1201050
• Math proficiency: 49% ▼ -7.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $46,632
• Composite: 42.05/100
• National rank: #3327
• State rank: #37 of 73 in FL

Livability — Astor

• Score: 66/100
• State rank: #613
• US rank: #11822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Astor, FL
• Population (ZIP): 2,401

Population outlook (Lake County) Hauer SSP2

• Today (2025): 386,640 people
• By 2030: 417,107 · +7.9%
• By 2040: 476,676 · +23.3%
• By 2050: 531,296 · +37.4%
• By 2075: 648,303 · +67.7%
• By 2100: 698,530 · +80.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Lithuanian 9% Portuguese 8% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Lake

• 2024 margin: Strong R (+24.7) · D 37.3% · R 62.0%
• 2008→2024 swing: -11.2pp toward R · 2008: -13.5pp · 2024: -24.7pp
• All cycles: 2024: R+24.7 2020: R+20.0 2016: R+23.1 2012: R+17.1 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.95%
• Current HPI: 232.7974
• 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

+1334.8% since first listed

15 events — show timeline

• 2026-06-07 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-21 Sold (Public Records) $16,000 Public Records
• 2021-03-31 Sold (MLS) $16,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-10 Listed $16,990 Stellar MLS as Distributed by MLS Grid
• 2015-11-07 Listing Removed — Daytona MLS
• 2014-12-16 Price Changed $5,000 Daytona MLS
• 2014-12-11 Listed $9,990 Daytona MLS
• 2013-11-27 Listing Removed — Daytona MLS
• 2012-06-12 Listed $11,500 Daytona MLS

Property tax history

+26.9%/yr

Latest (2025): $1,994 · +0.9% YoY. Source: county tax records.