5613 NW 202nd Pl · La Crosse, FL 32615

$165,000

3 bd · 3.0 ba · 2,034 sqft · Manufactured public records · 35 Days on market

Built 1997 0.52 ac lot

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 1997 Fleetwood Manufactured Home on just over 1/2 acre in the quaint town of Lacrosse. 3 Bedroom 2 1/2 Bath home with newer metal roof. Living room dining room and family room with fireplace. Extra large master bedroom, bathroom and walk-in closet. Quiet location with large trees, bamboo, etc. 1 1/2 HP well pump and 80 gal. pressure tank.

Key facts

• Metal roof
• Separate tub
• New flooring

Tags

• NEW FLOORING
• NEW STAIRS
• METAL ROOF
• WALK IN SHOWER
• SEPARATE TUB
• TWO SINKS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#770 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety D, amenities F.
• Alachua (urban): math 49% / reading 54% proficiency, ranked #30 of 73 in FL (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: W. W. Irby Elementary School (379 students, 66% FRL); Santa Fe High School (math 35% / reading 56%, grade D-, #223 of 667 statewide, top 34%, 1,154 students, 47% FRL).
• Market conditions: 402 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Alachua County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $102k; list at $165k implies a 61% 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; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.17% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $7,806
• Equity at exit: $24,602

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $51,082
• Equity at exit: $14,266

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 32615

• Home prices YoY: -21.6%
• Active inventory: 402
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,927 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $543

Break-even live

Break-even rent $1,239

Max offer price $165,000

Occupancy floor 67%

Sensitivity live

Price	-10% $637	-5% $590	+0% $543	+5% $497	+10% $450
Rent	-10% $391	-5% $467	+0% $543	+5% $620	+10% $696
Rate	-1.0pp $627	-0.5pp $585	base $543	+0.5pp $501	+1.0pp $457

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: —

Listing history 20 events

1. 2026-06-21
   days on market $165,000 Active 35 DOM
2. 2026-06-18
   days on market $165,000 Active 32 DOM
3. 2026-06-17
   days on market $165,000 Active 31 DOM
4. 2026-06-16
   days on market $165,000 Active 30 DOM
5. 2026-06-15
   days on market $165,000 Active 29 DOM
6. 2026-06-14
   days on market $165,000 Active 27 DOM
7. 2026-06-13
   days on market $165,000 Active 26 DOM
8. 2026-06-10
   days on market $165,000 Active 24 DOM
9. 2026-06-09
   days on market $165,000 Active 23 DOM
10. 2026-06-08
    days on market $165,000 Active 22 DOM
11. 2026-06-07
    days on market $165,000 Active 21 DOM
12. 2026-06-05
    days on market $165,000 Active 18 DOM
13. 2026-06-03
    days on market $165,000 Active 17 DOM
14. 2026-06-02
    statusdays on market $165,000 Active 16 DOM
15. 2026-04-16
    status Pending
16. 2026-04-01
    listed $165,000 Active
17. 2026-02-26
    soldstatus $102,300
18. 2017-04-19
    soldstatus $65,000
19. 2017-04-17
    soldstatus $65,000 356-char remark

    Show marketing remark (356 chars)

    Well maintained 1997 Fleetwood Manufactured Home on just over 1/2 acre in the quaint town of Lacrosse. 3 Bedroom 2 1/2 Bath home with newer metal roof. Living room dining room and family room with fireplace. Extra large master bedroom, bathroom and walk-in closet. Quiet location with large trees, bamboo, etc. 1 1/2 HP well pump and 80 gal. pressure tank.

20. 2016-10-24
    listed $69,000 356-char remark

    Show marketing remark (356 chars)

    Well maintained 1997 Fleetwood Manufactured Home on just over 1/2 acre in the quaint town of Lacrosse. 3 Bedroom 2 1/2 Bath home with newer metal roof. Living room dining room and family room with fireplace. Extra large master bedroom, bathroom and walk-in closet. Quiet location with large trees, bamboo, etc. 1 1/2 HP well pump and 80 gal. pressure tank.

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$831/yr (+$69/mo · 154.4%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,124
• − Mortgage interest: −$9,243
• − Property taxes: −$538
• − Insurance: −$825
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$4,800
• Taxable income: $4,018
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $5,557/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: Alachua
• NCES district ID: 1200030
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $42,683
• Composite: 43.31/100
• National rank: #3038
• State rank: #30 of 73 in FL

Livability — La Crosse

• Score: 61/100
• State rank: #770
• US rank: #17356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Crosse, FL
• Population (ZIP): 16,244

Population outlook (Alachua County) Hauer SSP2

• Today (2025): 289,834 people
• By 2030: 305,873 · +5.5%
• By 2040: 335,246 · +15.7%
• By 2050: 364,719 · +25.8%
• By 2075: 436,665 · +50.7%
• By 2100: 482,920 · +66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 18% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica, Guatemala
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Alachua

• 2024 margin: Strong D (+21.0) · D 59.7% · R 38.8% · Other 1.5%
• 2008→2024 swing: -0.6pp no change · 2008: 21.6pp · 2024: 21.0pp
• All cycles: 2024: D+21.0 2020: D+27.2 2016: D+22.5 2012: D+17.3 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.36%
• Current HPI: 280.2476
• 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

+139.1% since first listed

6 events — show timeline

• 2026-04-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Sold (Public Records) $102,300 Public Records
• 2017-04-19 Sold (Public Records) $65,000 Public Records
• 2017-04-17 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2016-10-24 Listed $69,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-6.9%/yr

Latest (2025): $538 · +5.4% YoY. Source: county tax records.