17208 Mercury Rd · Bithlo, FL 32833

$125,000

3 bd · 2.0 ba · 1,336 sqft · Manufactured public records · 37 Days on market

Built 1972 8,808 sqft lot ↓ 4% 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 +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Builder or Handyman Special - Price Reduced! Owner Highly Motivated Fantastic opportunity awaits in this fixer-upper! The property requires a full rehab and is priced accordingly. It boasts numerous additions, enhancing comfort and space. Features: On Septic Tank and Well. No Home Owner Association. Located in a rapidly improving area with ongoing water service enhancements by OCU. Redevelopment Potential: Zoning allows for manufactured homes or single-family homes. Pontential Credit for impact fees. Don't miss out on this excellent redevelopment opportunity in a great location!

Key facts

• Generous lot
• Utility improvements
• Convenient access

Tags

• GENEROUS LOT
• NO HOA
• UTILITY IMPROVEMENTS
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Lot about 0.2 acres (approx. 100 x 85), paved road; One well and one septic on the property; Total building area listed (public records): 2,150; Living area listed (public records): 1,336
• Financial info: No investor/multi-family financial details listed
• HOA & community: No association (HOA) listed

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water and well available; Septic tank; Sewer available
• Home design: Single-wide mobile home; Residential property; One-story; Faces north; Entry level: One
• Construction: Wood siding construction; Metal roof; Crawlspace foundation with pillar/post/pier
• Exterior features: Other exterior features

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating listed; No cooling listed
• Interior features: No notable interior features listed
• Laundry & utility: No laundry features (none listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/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 15.3% vs local median 2.5% in Bithlo — 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 60/100 on livability (#808 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A-; Watch: amenities F, commute F, health & safety F.
• Orange (suburban): math 46% / reading 51% proficiency, ranked #43 of 73 in FL (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Columbia Elementary (math 62% / reading 67%, grade B, #525 of 2,144 statewide, top 26%, 509 students, 50% FRL); East River High (math 27% / reading 47%, grade F, #340 of 667 statewide, top 52%, 2,050 students, 45% FRL).
• Market conditions: 193 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $104k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 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?
5. 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.
6. 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.
7. 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: 1.89% ✓
• Cap rate: 15.32%
• Cash-on-cash: 32.23%
• DSCR: 2.43
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $390,112
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17643 Evans Trl	0.52mi	3/3.5	1,232 (-8%)	3mo	$359,900	$292	55

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: 27.3%
• Equity multiple: 2.13×
• Total profit: $39,687
• Equity at exit: $18,638

10-year hold

• IRR: 34.8%
• Equity multiple: 4.20×
• Total profit: $111,942
• Equity at exit: $10,808

Cash invested: $35,000 (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 32833

• Home prices YoY: -12.9%
• Active inventory: 193
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$656
• Tax from tax record: −$214 /mo · $2,574/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $940

Break-even live

Break-even rent $1,167

Max offer price $125,000

Occupancy floor 55%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17778 Caudel Rd Orlando, FL	3.0	2.0	1104	$1,750	$1.59	23d	1	0.67mi
16686 Corner Cove Way Orlando, FL	3.0	2.0	1632	$2,400	$1.47	4d	1	0.99mi
1845 Corner Meadow Cir Orlando, FL	4.0	2.0	1874	$2,245	$1.20	4d	1	1.30mi
16918 Corner Hill Ct Orlando, FL	3.0	2.0	1617	$2,399	$1.48	10d	1	1.33mi
2351 Holly Pine Cir Orlando, FL	4.0	2.0	1836	$2,500	$1.36	14d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $125,000 Active 37 DOM
2. 2026-06-17
   days on market $125,000 Active 36 DOM
3. 2026-06-16
   days on market $125,000 Active 35 DOM
4. 2026-06-15
   days on market $125,000 Active 34 DOM
5. 2026-06-13
   days on market $125,000 Active 32 DOM
6. 2026-06-13
   days on market $125,000 Active 31 DOM
7. 2026-06-09
   days on market $125,000 Active 28 DOM
8. 2026-06-08
   days on market $125,000 Active 27 DOM
9. 2026-06-07
   days on market $125,000 Active 26 DOM
10. 2026-06-04
    days on market $125,000 Active 23 DOM
11. 2026-06-03
    days on market $125,000 Active 22 DOM
12. 2026-06-02
    days on market $125,000 Active 21 DOM
13. 2026-06-01
    days on market $125,000 Active 20 DOM
14. 2026-05-31
    days on market $125,000 Active 19 DOM
15. 2026-05-12
    listed $125,000 Active
16. 2025-12-07
    historical
17. 2025-08-12
    listed $125,000 Active
18. 2025-03-26
    soldstatus $104,000
19. 2025-03-24
    soldstatus $104,000 Closed 594-char remark

    Show marketing remark (594 chars)

    Builder or Handyman Special - Price Reduced! Owner Highly Motivated Fantastic opportunity awaits in this fixer-upper! The property requires a full rehab and is priced accordingly. It boasts numerous additions, enhancing comfort and space. Features: On Septic Tank and Well. No Home Owner Association. Located in a rapidly improving area with ongoing water service enhancements by OCU. Redevelopment Potential: Zoning allows for manufactured homes or single-family homes. Pontential Credit for impact fees. Don't miss out on this excellent redevelopment opportunity in a great location!

20. 2025-03-06
    status Pending 594-char remark

    Show marketing remark (594 chars)

    Builder or Handyman Special - Price Reduced! Owner Highly Motivated Fantastic opportunity awaits in this fixer-upper! The property requires a full rehab and is priced accordingly. It boasts numerous additions, enhancing comfort and space. Features: On Septic Tank and Well. No Home Owner Association. Located in a rapidly improving area with ongoing water service enhancements by OCU. Redevelopment Potential: Zoning allows for manufactured homes or single-family homes. Pontential Credit for impact fees. Don't miss out on this excellent redevelopment opportunity in a great location!

21. 2025-02-11
    price $109,900 594-char remark

    Show marketing remark (594 chars)

    Builder or Handyman Special - Price Reduced! Owner Highly Motivated Fantastic opportunity awaits in this fixer-upper! The property requires a full rehab and is priced accordingly. It boasts numerous additions, enhancing comfort and space. Features: On Septic Tank and Well. No Home Owner Association. Located in a rapidly improving area with ongoing water service enhancements by OCU. Redevelopment Potential: Zoning allows for manufactured homes or single-family homes. Pontential Credit for impact fees. Don't miss out on this excellent redevelopment opportunity in a great location!

22. 2025-01-27
    price $119,900 594-char remark

    Show marketing remark (594 chars)

    Builder or Handyman Special - Price Reduced! Owner Highly Motivated Fantastic opportunity awaits in this fixer-upper! The property requires a full rehab and is priced accordingly. It boasts numerous additions, enhancing comfort and space. Features: On Septic Tank and Well. No Home Owner Association. Located in a rapidly improving area with ongoing water service enhancements by OCU. Redevelopment Potential: Zoning allows for manufactured homes or single-family homes. Pontential Credit for impact fees. Don't miss out on this excellent redevelopment opportunity in a great location!

23. 2025-01-24
    status Active 594-char remark

    Show marketing remark (594 chars)

    Builder or Handyman Special - Price Reduced! Owner Highly Motivated Fantastic opportunity awaits in this fixer-upper! The property requires a full rehab and is priced accordingly. It boasts numerous additions, enhancing comfort and space. Features: On Septic Tank and Well. No Home Owner Association. Located in a rapidly improving area with ongoing water service enhancements by OCU. Redevelopment Potential: Zoning allows for manufactured homes or single-family homes. Pontential Credit for impact fees. Don't miss out on this excellent redevelopment opportunity in a great location!

24. 2025-01-14
    status Pending 594-char remark

    Show marketing remark (594 chars)

    Builder or Handyman Special - Price Reduced! Owner Highly Motivated Fantastic opportunity awaits in this fixer-upper! The property requires a full rehab and is priced accordingly. It boasts numerous additions, enhancing comfort and space. Features: On Septic Tank and Well. No Home Owner Association. Located in a rapidly improving area with ongoing water service enhancements by OCU. Redevelopment Potential: Zoning allows for manufactured homes or single-family homes. Pontential Credit for impact fees. Don't miss out on this excellent redevelopment opportunity in a great location!

25. 2024-12-27
    listed $129,900 Active 594-char remark

    Show marketing remark (594 chars)

    Builder or Handyman Special - Price Reduced! Owner Highly Motivated Fantastic opportunity awaits in this fixer-upper! The property requires a full rehab and is priced accordingly. It boasts numerous additions, enhancing comfort and space. Features: On Septic Tank and Well. No Home Owner Association. Located in a rapidly improving area with ongoing water service enhancements by OCU. Redevelopment Potential: Zoning allows for manufactured homes or single-family homes. Pontential Credit for impact fees. Don't miss out on this excellent redevelopment opportunity in a great location!

ⓘ 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: $2,574 · $214/mo
• Projected year-2 tax: $2,574 · $214/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,285
• − Mortgage interest: −$7,002
• − Property taxes: −$2,574
• − Insurance: −$625
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$3,636
• Taxable income: $9,922
• Est. tax owed @ 24.0%: −$2,381
• After-tax cash flow: $8,899/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: Orange
• NCES district ID: 1201440
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $49,350
• Composite: 41.47/100
• National rank: #3461
• State rank: #43 of 73 in FL

Livability — Bithlo

• Score: 60/100
• State rank: #808
• US rank: #19212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bithlo, FL
• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 11,389
• Household income: $98,733
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 206.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 1,618,226 people
• By 2030: 1,787,404 · +10.5%
• By 2040: 2,125,621 · +31.4%
• By 2050: 2,454,016 · +51.6%
• By 2075: 3,173,711 · +96.1%
• By 2100: 3,607,781 · +122.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Hispanic / Latino 26% Black 11% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 16% Cuban 4%
• Common ancestry: Italian 2% Hispanic 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam, Jamaica
• Languages at home: 75% English-only · Spanish 20% Vietnamese 2% Tagalog/Filipino 2%

Political lean MEDSL · Orange

• 2024 margin: D (+13.6) · D 56.1% · R 42.5% · Other 1.3%
• 2008→2024 swing: -5.0pp toward R · 2008: 18.6pp · 2024: 13.6pp
• All cycles: 2024: D+13.6 2020: D+23.1 2016: D+24.6 2012: D+18.2 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.65%
• Current HPI: 321.412
• Rent YoY: —
• Metro: Orlando-Kissimmee-Sanford, 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

-3.8% since first listed

11 events — show timeline

• 2026-05-12 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-12 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-26 Sold (Public Records) $104,000 Public Records
• 2025-03-24 Sold (MLS) $104,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-11 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-27 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-12-27 Listed $129,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.3%/yr

Latest (2025): $2,574 · +30.0% YoY. Source: county tax records.