15211 SE 104th Ct · The Villages, FL 34491

$135,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 20 Days on market

Built 1978 0.31 ac lot Est $122k · 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Mobile Home on a Spacious Lot This great mobile home is ready for you to make it your own! Situated on a large lot, it features an oversized carport and a spacious family room, perfect for relaxing or entertaining. Enjoy the convenience of an enclosed Florida room and an indoor laundry area. This home offers 2 bedrooms and 2 bathrooms, providing comfortable living space and new AC Located just 2 minutes from Lake Weir and only 6 miles from Spanish Springs, you’ll be close to entertainment, restaurants, shopping, and hospitals—all just minutes away. Please verify all measurments.

Key facts

• 0.31 acre lot
• Parking
• Built 1978

Property features AI

Finance

• Other: Lot roughly 0.31 acres (about 1/4 to less than 1/2 acre); Living area approximately 2,186 (public records)
• Financial info: Homestead eligible; No lease restrictions
• HOA & community: No association fees

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; One level; Faces south
• Construction: Metal siding; Metal roof; Block foundation; Built as a manufactured home
• Exterior features: Awning(s); Balcony; Asphalt and concrete road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Refrigerator included; Awning(s); Balcony
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 5 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 $933 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($133k) 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 $44k; list at $135k implies a 210% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.35% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.54%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $122,496
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15050 SE 105th Ave	0.15mi	2/2.0	1,068 (+1%)	4mo	$135,000	$126	88
10340 SE 148th Pl	0.36mi	2/1.0	1,012 (-4%)	7mo	$95,000	$94	66
10175 SE Sunset Harbor Rd	0.19mi	2/2.0	920 (-13%)	12mo	$100,000	$109	60
10885 SE Timucuan Rd	0.44mi	2/1.0	936 (-11%)	8mo	$109,000	$116	50

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: 11.5%
• Equity multiple: 1.46×
• Total profit: $17,288
• Equity at exit: $20,129

10-year hold

• IRR: 20.5%
• Equity multiple: 2.73×
• Total profit: $65,368
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$708
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $616

Break-even live

Break-even rent $1,038

Max offer price $135,000

Occupancy floor 61%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,300	$1.62	14d	1	1.05mi
11001 SE Sunset Harbor Rd Unit A08 Summerfield, FL	2.0	1.5	1200	$2,000	$1.67	21d	1	1.07mi
11001 SE Sunset Harbor Rd Summerfield, FL	2.0	1.5–2.0	1244	$1,770	$1.42	21d	2	1.13mi
11001 SE Sunset Harbor Rd Unit H52 Summerfield, FL	2.0	2.5	1224	$1,440	$1.18	21d	1	1.13mi
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	14d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $135,000 Active 20 DOM
2. 2026-06-17
   days on market $135,000 Active 19 DOM
3. 2026-06-16
   days on market $135,000 Active 18 DOM
4. 2026-06-15
   days on market $135,000 Active 17 DOM
5. 2026-06-14
   days on market $135,000 Active 15 DOM
6. 2026-06-13
   days on market $135,000 Active 14 DOM
7. 2026-06-10
   days on market $135,000 Active 12 DOM
8. 2026-06-09
   days on market $135,000 Active 11 DOM
9. 2026-06-08
   days on market $135,000 Active 10 DOM
10. 2026-06-07
    days on market $135,000 Active 9 DOM
11. 2026-06-03
    days on market $135,000 Active 5 DOM
12. 2026-06-02
    days on market $135,000 Active 4 DOM
13. 2026-06-01
    days on market $135,000 Active 3 DOM
14. 2026-05-31
    days on market $135,000 Active 2 DOM
15. 2026-05-30
    remarks 595-char remark
16. 2026-05-30
    listed $135,000 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: $673 · $56/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$448/yr (+$37/mo · 66.6%)

ⓘ 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 ≥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: $21,810
• − Mortgage interest: −$7,562
• − Property taxes: −$673
• − Insurance: −$675
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$3,927
• Taxable income: $5,483
• Est. tax owed @ 24.0%: −$1,316
• After-tax cash flow: $6,071/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

+264.9% since first listed

6 events — show timeline

• 2026-05-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2003-01-21 Sold (Public Records) $43,500 Public Records
• 2000-06-26 Sold (Public Records) $39,000 Public Records
• 1998-11-17 Sold (Public Records) $37,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $673 · +50.2% YoY. Source: county tax records.