13178 SE 47th Ct · Belleview, FL 34420

$125,250

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 48 Days on market

Built 1987 0.26 ac lot $120/sqft · 16% below area Est $149k · 16% under $85/mo HOA · 5% of rent

---

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 +27.8/30.0
• ARV discount +14.7/15.0
• DSCR +9.8/10.0
• 1% rule +8.3/10.0
• 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

Tropicana Village a 55+ Community, for your seasonal or year-round living. This 2-bedroom 2 bath home features not one but two screened porches to enjoy Florida's weather. One porch area under the carport and the other along the outside of the home with a great view. Also included is chain link fencing on the sides of the back yard. The long 2 car wide carport features ample space for your golf cart. Home features a spacious open concept living room and kitchen. The roof was replaced in 2022. LOW HOA's at $85.00 a month which include trash, water, and community pool and club house. At this price, this home is ready for you to make it your own. Join this community of active and friendly adults at the pool or in the clubhouse.

Key facts

• Community pool
• Chain link fencing
• Screened porches

Tags

• SCREENED PORCHES
• CHAIN LINK FENCING
• OPEN CONCEPT LIVING ROOM
• COMMUNITY POOL
• CLUB HOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 362 active listings in the ZIP; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $866 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $45k; list at $125k implies a 178% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,492 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.33% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.04%
• DSCR: 1.58
• GRM: 6.2

CMA / ARV

• ARV (median comp): $149,000
• List price: $125,250
• Delta: -15.94%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13230 SE 47th Ct	0.05mi	2/2.0	1,056 (+2%)	10mo	$120,000	$114	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: 3.0%
• Equity multiple: 1.12×
• Total profit: $4,050
• Equity at exit: $18,675

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $35,069
• Equity at exit: $10,829

Cash invested: $35,070 (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: 362
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,670 high
• Mortgage (P&I): −$657
• Tax from tax record: −$144 /mo · $1,731/yr
• Insurance: −$52
• HOA: −$85
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $381

Break-even live

Break-even rent $1,188

Max offer price $125,250

Occupancy floor 72%

Sensitivity live

Price	-10% $452	-5% $417	+0% $381	+5% $346	+10% $310
Rent	-10% $249	-5% $315	+0% $381	+5% $447	+10% $513
Rate	-1.0pp $444	-0.5pp $413	base $381	+0.5pp $349	+1.0pp $316

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: $31,312
• Closing costs: $3,758
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13609 SE 53rd Ave Summerfield, FL	3.0	2.0	1270	$1,940	$1.53	22d	1	0.70mi
13705 SE 54th Ct Summerfield, FL	3.0	2.0	1416	$1,895	$1.34	22d	1	0.86mi
13678 SE 55th Ave Summerfield, FL	3.0	2.0	960	$1,499	$1.56	22d	1	0.87mi
3820 SE 136th Pl Summerfield, FL	3.0	2.0	1265	$1,745	$1.38	22d	1	0.96mi
14025 SE 54th Ct Summerfield, FL	2.0	1.5	1008	$1,500	$1.49	15d	1	1.10mi
3934 SE 142nd St Summerfield, FL	3.0	2.0	1000	$1,499	$1.50	15d	1	1.31mi
3780 SE 141st Ln Summerfield, FL	3.0	2.0	1066	$1,525	$1.43	15d	1	1.35mi
3780 SE 141st Ln Summerfield, FL	3.0	2.0	1066	$1,595	$1.50	22d	1	1.35mi
3384 SE 138th St Summerfield, FL	3.0	2.0	1265	$1,745	$1.38	22d	1	1.40mi

HOA detail

• Monthly dues: $85 · $1,020/yr
• Likely covers: watertrashpool

Listing history 6 events

1. 2026-05-19
   price $125,250 734-char remark

   Show marketing remark (734 chars)

   Tropicana Village a 55+ Community, for your seasonal or year-round living. This 2-bedroom 2 bath home features not one but two screened porches to enjoy Florida's weather. One porch area under the carport and the other along the outside of the home with a great view. Also included is chain link fencing on the sides of the back yard. The long 2 car wide carport features ample space for your golf cart. Home features a spacious open concept living room and kitchen. The roof was replaced in 2022. LOW HOA's at $85.00 a month which include trash, water, and community pool and club house. At this price, this home is ready for you to make it your own. Join this community of active and friendly adults at the pool or in the clubhouse.

2. 2026-05-19
   status Active 734-char remark

   Show marketing remark (734 chars)

   Tropicana Village a 55+ Community, for your seasonal or year-round living. This 2-bedroom 2 bath home features not one but two screened porches to enjoy Florida's weather. One porch area under the carport and the other along the outside of the home with a great view. Also included is chain link fencing on the sides of the back yard. The long 2 car wide carport features ample space for your golf cart. Home features a spacious open concept living room and kitchen. The roof was replaced in 2022. LOW HOA's at $85.00 a month which include trash, water, and community pool and club house. At this price, this home is ready for you to make it your own. Join this community of active and friendly adults at the pool or in the clubhouse.

3. 2026-05-16
   status Pending 734-char remark

   Show marketing remark (734 chars)

   Tropicana Village a 55+ Community, for your seasonal or year-round living. This 2-bedroom 2 bath home features not one but two screened porches to enjoy Florida's weather. One porch area under the carport and the other along the outside of the home with a great view. Also included is chain link fencing on the sides of the back yard. The long 2 car wide carport features ample space for your golf cart. Home features a spacious open concept living room and kitchen. The roof was replaced in 2022. LOW HOA's at $85.00 a month which include trash, water, and community pool and club house. At this price, this home is ready for you to make it your own. Join this community of active and friendly adults at the pool or in the clubhouse.

4. 2026-03-26
   listed $128,250 Active 734-char remark

   Show marketing remark (734 chars)

   Tropicana Village a 55+ Community, for your seasonal or year-round living. This 2-bedroom 2 bath home features not one but two screened porches to enjoy Florida's weather. One porch area under the carport and the other along the outside of the home with a great view. Also included is chain link fencing on the sides of the back yard. The long 2 car wide carport features ample space for your golf cart. Home features a spacious open concept living room and kitchen. The roof was replaced in 2022. LOW HOA's at $85.00 a month which include trash, water, and community pool and club house. At this price, this home is ready for you to make it your own. Join this community of active and friendly adults at the pool or in the clubhouse.

5. 1997-01-28
   soldstatus $45,000
6. 1988-12-01
   soldstatus $46,000

ⓘ 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: $1,731 · $144/mo
• Projected year-2 tax: $1,731 · $144/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $20,041
• − Mortgage interest: −$7,016
• − Property taxes: −$1,731
• − Insurance: −$626
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − HOA: −$1,020
• − Depreciation: −$3,644
• Taxable income: $2,798
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $3,902/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

+172.3% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $125,250 Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Listed $128,250 Stellar MLS as Distributed by MLS Grid
• 1997-01-28 Sold (Public Records) $45,000 Public Records
• 1988-12-01 Sold (Public Records) $46,000 Public Records

Property tax history

+18.5%/yr

Latest (2025): $1,731 · +473.2% YoY. Source: county tax records.