4265 173rd Pl · Live Oak, FL 32060

$55,000

3 bd · 2.0 ba · 1,518 sqft · Manufactured public records · 115 Days on market

Built 1974 1.76 ac lot $36/sqft · 81% below area

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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 +3.7/10.0
• 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

1.76 acre lot out in the peaceful country with possibilities and potential! Lot does convey mobile home, fifth wheel, and shed/workshop. The mobile home could be a fixer upper. Perfect for investors or experienced renovators looking for their next project. Sold as is.

Key facts

• Mobile home
• Shed workshop
• 1.76 acre lot

Tags

• 1.76 ACRE LOT
• MOBILE HOME
• SHED WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 2.7% in Live Oak — 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 (#448 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Suwannee (town): math 45% / reading 44% proficiency, ranked #52 of 73 in FL (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 285 active listings in the ZIP; 138 units permitted in Suwannee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($50k) 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 $16k; list at $55k implies a 244% 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 2.24% ✓
• Cap rate: 19.01%
• Cash-on-cash: 45.41%
• DSCR: 3.02
• GRM: 3.7

CMA / ARV

• ARV (median comp): $292,149
• List price: $55,000
• Delta: -81.17%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 42.6%
• Equity multiple: 2.83×
• Total profit: $28,228
• Equity at exit: $8,201

10-year hold

• IRR: 48.7%
• Equity multiple: 5.71×
• Total profit: $72,470
• Equity at exit: $4,755

Cash invested: $15,400 (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 32060

• Home prices YoY: -26.5%
• Active inventory: 285
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $583

Break-even live

Break-even rent $492

Max offer price $55,000

Occupancy floor 48%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $55,000 Active 115 DOM
2. 2026-06-18
   days on market $55,000 Active 114 DOM
3. 2026-06-17
   days on market $55,000 Active 113 DOM
4. 2026-06-16
   days on market $55,000 Active 112 DOM
5. 2026-06-15
   days on market $55,000 Active 111 DOM
6. 2026-06-14
   days on market $55,000 Active 109 DOM
7. 2026-06-12
   days on market $55,000 Active 108 DOM
8. 2026-06-09
   days on market $55,000 Active 105 DOM
9. 2026-06-08
   days on market $55,000 Active 104 DOM
10. 2026-06-07
    days on market $55,000 Active 103 DOM
11. 2026-06-03
    days on market $55,000 Active 99 DOM
12. 2026-06-02
    days on market $55,000 Active 98 DOM
13. 2026-06-01
    days on market $55,000 Active 97 DOM
14. 2026-05-31
    days on market $55,000 Active 96 DOM
15. 2026-05-30
    days on market $55,000 Active 95 DOM
16. 2026-04-07
    status Active 268-char remark

    Show marketing remark (268 chars)

    1.76 acre lot out in the peaceful country with possibilities and potential! Lot does convey mobile home, fifth wheel, and shed/workshop. The mobile home could be a fixer upper. Perfect for investors or experienced renovators looking for their next project. Sold as is.

17. 2026-02-19
    listed $55,000 Active 268-char remark

    Show marketing remark (268 chars)

    1.76 acre lot out in the peaceful country with possibilities and potential! Lot does convey mobile home, fifth wheel, and shed/workshop. The mobile home could be a fixer upper. Perfect for investors or experienced renovators looking for their next project. Sold as is.

18. 1986-11-01
    soldstatus $16,000

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $925 · $77/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,752
• − Mortgage interest: −$3,081
• − Property taxes: −$925
• − Insurance: −$275
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$1,600
• Taxable income: $6,511
• Est. tax owed @ 24.0%: −$1,563
• After-tax cash flow: $5,431/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: Suwannee
• NCES district ID: 1201830
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $37,785
• Composite: 37.07/100
• National rank: #4503
• State rank: #52 of 73 in FL

Livability — Live Oak

• Score: 70/100
• State rank: #448
• US rank: #8100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,085

Population outlook (Suwannee County) Hauer SSP2

• Today (2025): 45,226 people
• By 2030: 45,833 · +1.3%
• By 2040: 46,631 · +3.1%
• By 2050: 46,544 · +2.9%
• By 2075: 43,635 · -3.5%
• By 2100: 34,318 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Black 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 1% Cuban 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Suwannee

• 2024 margin: Solid R (+61.0) · D 19.3% · R 80.2%
• 2008→2024 swing: -17.8pp toward R · 2008: -43.1pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+56.6 2016: R+55.3 2012: R+45.0 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.37%
• Current HPI: 167.3265
• 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

+243.8% since first listed

3 events — show timeline

• 2026-04-07 Relisted — NFMLS
• 2026-02-19 Listed $55,000 NFMLS
• 1986-11-01 Sold (Public Records) $16,000 Public Records

Property tax history

+14.7%/yr

Latest (2025): $925 · +149.8% YoY. Source: county tax records.