5590 NW 76th Ave · Chiefland, FL 32626

$199,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 99 Days on market

Built 1994 4.36 ac lot

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Why this score? — see what drove the D 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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to peaceful country living in Chiefland, Florida! This well-maintained 2 bedroom, 2 bathroom mobile home offers 924 square feet of comfortable living space and sits on 4.36 acres MOL, providing plenty of room to enjoy the outdoors. The backyard is fenced, making it perfect for pets or added privacy, while still leaving plenty of acreage beyond the fence to explore, garden, or simply enjoy the natural surroundings. The home has been well cared for and is move-in ready for its next owners. Conveniently located just 10 minutes from Fowlers Bluff, where you can launch your boat onto the famous Suwannee River or enjoy a relaxing meal at Treasure Camp Restaurant overlooking the water. You

Key facts

• Move in ready
• Fenced backyard
• 4.36 acres

Tags

• FENCED BACKYARD
• 4.36 ACRES
• MOVE IN READY
• CLOSE TO SUWANNEE RIVER

Property features AI

Finance

• Other: Zoned AGRM

Exterior

• Parking: Paved parking; Driveway; Unpaved parking
• Utilities: Septic tank
• Home design: Manufactured home (single wide); Residential property; New construction
• Construction: Metal roof
• Exterior features: Outdoor lighting; Shed(s)

Interior

• Kitchen: Electric oven; Electric range; Range hood; Refrigerator; Breakfast bar / eat-in kitchen
• Bedrooms: Master downstairs
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Floor furnace heating
• Interior features: Breakfast bar; Eat-in kitchen; Laminate countertops; Walk-in closet(s); Master bedroom on main floor; High speed internet; Blinds and window treatments
• Laundry & utility: Washer; Dryer

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $1 ($10/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (18.1% below list).
• Recommended offer: $163k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.3% in Chiefland — 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 72/100 on livability (#364 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, amenities D-, commute F.
• Levy (rural): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 199 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Levy County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,900 (18.1% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 10.2

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-32,226
• Equity at exit: $29,672

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-28,119
• Equity at exit: $17,206

Cash invested: $55,720 (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 32626

• Home prices YoY: -6.9%
• Active inventory: 199
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$160 /mo · $1,915/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $1

Break-even live

Break-even rent $1,628

Max offer price $199,000

Occupancy floor 95%

Sensitivity live

Price	-10% $113	-5% $57	+0% $1	+5% $-56	+10% $-112
Rent	-10% $-128	-5% $-64	+0% $1	+5% $65	+10% $129
Rate	-1.0pp $101	-0.5pp $51	base $1	+0.5pp $-51	+1.0pp $-103

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $199,000 Active 99 DOM
2. 2026-06-17
   days on market $199,000 Active 98 DOM
3. 2026-06-16
   days on market $199,000 Active 97 DOM
4. 2026-06-15
   days on market $199,000 Active 96 DOM
5. 2026-06-14
   days on market $199,000 Active 94 DOM
6. 2026-06-13
   days on market $199,000 Active 93 DOM
7. 2026-06-10
   days on market $199,000 Active 91 DOM
8. 2026-06-09
   days on market $199,000 Active 90 DOM
9. 2026-06-08
   days on market $199,000 Active 89 DOM
10. 2026-06-07
    days on market $199,000 Active 88 DOM
11. 2026-06-05
    days on market $199,000 Active 85 DOM
12. 2026-06-03
    days on market $199,000 Active 84 DOM
13. 2026-06-02
    days on market $199,000 Active 83 DOM
14. 2026-06-01
    days on market $199,000 Active 82 DOM
15. 2026-05-31
    days on market $199,000 Active 81 DOM
16. 2026-05-30
    days on market $199,000 Active 80 DOM
17. 2026-03-10
    listed $199,000 Active
18. 2026-02-27
    historical
19. 2025-12-07
    status Active
20. 2025-11-24
    status Pending
21. 2025-10-07
    listed $199,000 Active

ⓘ 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: $1,915 · $160/mo
• Projected year-2 tax: $1,915 · $160/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,548
• − Mortgage interest: −$11,147
• − Property taxes: −$1,915
• − Insurance: −$995
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$5,789
• Taxable loss: −$3,426
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $832/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: Levy
• NCES district ID: 1201140
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,254
• Composite: 36.42/100
• National rank: #4673
• State rank: #54 of 73 in FL

Livability — Chiefland

• Score: 72/100
• State rank: #364
• US rank: #6411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,994

Population outlook (Levy County) Hauer SSP2

• Today (2025): 36,536 people
• By 2030: 34,498 · -5.6%
• By 2040: 30,294 · -17.1%
• By 2050: 26,368 · -27.8%
• By 2075: 19,003 · -48.0%
• By 2100: 13,169 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 11% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 6% Tagalog/Filipino 1%

Political lean MEDSL · Levy

• 2024 margin: Solid R (+50.3) · D 24.6% · R 74.8%
• 2008→2024 swing: -23.3pp toward R · 2008: -26.9pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.6 2016: R+44.8 2012: R+32.2 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.03%
• Current HPI: 282.05
• 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

+0.0% since first listed

5 events — show timeline

• 2026-03-10 Listed $199,000 RACC
• 2026-02-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Listed $199,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2025): $1,915 · +19.5% YoY. Source: county tax records.