8265 SE 164th Pl · Summerfield, FL 34491

$229,000

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 112 Days on market

Built 1982 0.43 ac lot Est $350k · 35% under $2/mo HOA

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique Stilt home with great character. Large corner lot. Laundry and extra bonus room on 1st floor. Beautiful open floorplan upstairs with kitchen, new paint and flooring. Very close to shopping and major roads.

Key facts

• Open oversized lot
• Granite countertops
• White cabinetry

Tags

• MULTIPLE OUTDOOR LIVING SPACES
• OPEN OVERSIZED LOT
• MATURE TREES
• OPEN-CONCEPT LAYOUT
• WHITE CABINETRY
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $229k).
• Recommended offer: $208k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Harbour View Elementary School (math 41% / reading 38%, grade F, #1,513 of 2,144 statewide, top 73%, 819 students, 71% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 705 active listings in the ZIP; 12 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 43% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $26k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $208,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.05% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $350,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16331 SE 81st Ct	0.15mi	3/2.0	1,833 (+0%)	13mo	$285,000	$155	82
16352 SE 84th Ter	0.21mi	3/2.0	1,776 (-3%)	9mo	$314,000	$177	78
16817 SE 84th Colerain Cir	0.32mi	3/2.0	1,915 (+5%)	4mo	$574,000	$300	74
7821 SE 166th Smallwood Pl	0.42mi	3/2.0	1,997 (+10%)	1mo	$320,000	$160	64
16356 SE 87th Ave	0.42mi	3/2.0	1,621 (-11%)	3mo	$233,000	$144	59
16931 SE 84th Colerain Cir	0.53mi	3/2.0	1,925 (+6%)	9mo	$495,000	$257	59
16845 SE 86th Deptford Ct	0.63mi	3/2.0	1,666 (-9%)	2mo	$349,900	$210	55
16420 SE 81st Ter	0.11mi	4/3.0 (+1)	2,057 (+13%)	14mo	$369,000	$179	53
8660 SE 159th Pl	0.63mi	4/2.5 (+1)	1,716 (-6%)	8mo	$205,000	$119	47
8352 SE 168th Trinity Pl	0.44mi	3/2.0	1,559 (-14%)	11mo	$299,000	$192	46
17030 SE 79th Clearview Ave	0.72mi	3/2.0	1,918 (+5%)	16mo	$398,000	$208	45
16966 SE 80th Bellavista Cir	0.54mi	3/2.0	2,011 (+10%)	18mo	$425,000	$211	42

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-4,509
• Equity at exit: $34,145

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $37,816
• Equity at exit: $19,800

Cash invested: $64,120 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,405 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$95
• HOA: −$2
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $513

Break-even live

Break-even rent $1,755

Max offer price $229,000

Occupancy floor 74%

Sensitivity live

Price	-10% $643	-5% $578	+0% $513	+5% $448	+10% $384
Rent	-10% $323	-5% $418	+0% $513	+5% $608	+10% $703
Rate	-1.0pp $628	-0.5pp $571	base $513	+0.5pp $454	+1.0pp $393

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8198 SE 164th Pl Summerfield, FL	3.0	1.5	1965	$2,650	$1.35	22d	1	0.09mi
7781 SE 166th Smallwood Pl The Villages, FL	3.0	2.0	1924	$2,300	$1.20	22d	1	0.47mi
8352 SE 158th Pl Summerfield, FL	3.0	2.0	1232	$2,000	$1.62	14d	1	0.57mi
8364 SE 158th Pl Summerfield, FL	3.0	2.0	1374	$2,000	$1.46	14d	1	0.57mi
16475 SE 89th Ter Summerfield, FL	4.0	3.0	1942	$2,700	$1.39	14d	1	0.72mi
8721 SE 157th St Summerfield, FL	3.0	2.0	1236	$1,650	$1.33	22d	1	0.88mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,800	$1.28	22d	1	0.93mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	22d	1	0.93mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	22d	1	1.21mi
9393 SE 158th Pl Summerfield, FL	4.0	3.0	1990	$2,500	$1.26	22d	1	1.27mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	22d	1	1.32mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	22d	1	1.44mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 16 events

1. 2026-04-08
   status Pending
2. 2026-03-12
   price $229,000
3. 2026-02-13
   price $235,000
4. 2026-01-15
   price $245,000
5. 2025-12-17
   listed $255,000 Active
6. 2025-12-11
   historical
7. 2025-11-04
   listed $255,000 Active
8. 2025-09-29
   soldstatus $209,400
9. 2016-03-03
   soldstatus $64,900 212-char remark

   Show marketing remark (212 chars)

   Unique Stilt home with great character. Large corner lot. Laundry and extra bonus room on 1st floor. Beautiful open floorplan upstairs with kitchen, new paint and flooring. Very close to shopping and major roads.

10. 2015-11-12
    listed $64,900 212-char remark

    Show marketing remark (212 chars)

    Unique Stilt home with great character. Large corner lot. Laundry and extra bonus room on 1st floor. Beautiful open floorplan upstairs with kitchen, new paint and flooring. Very close to shopping and major roads.

11. 2007-05-03
    soldstatus $105,000
12. 2007-04-30
    soldstatus $105,000
13. 2007-04-27
    soldstatus $105,000
14. 2007-02-20
    listed $129,900
15. 2007-02-20
    listed $129,900
16. 1997-04-28
    soldstatus $52,000

ⓘ 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: $1,059 · $88/mo
• Projected year-2 tax: $1,901 · $158/mo
• Expected delta: +$841/yr (+$70/mo · 79.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $28,857
• − Mortgage interest: −$12,828
• − Property taxes: −$1,059
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − HOA: −$24
• − Depreciation: −$6,662
• Taxable income: $2,522
• Est. tax owed @ 24.0%: −$605
• After-tax cash flow: $5,553/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 — Summerfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

+340.4% since first listed

16 events — show timeline

• 2026-04-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $229,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Sold (Public Records) $209,400 Public Records
• 2016-03-03 Sold (MLS) $64,900 Stellar MLS as Distributed by MLS Grid
• 2015-11-12 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2007-05-03 Sold (Public Records) $105,000 Public Records
• 2007-04-30 Sold (MLS) $105,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-27 Sold (MLS) $105,000 Stellar MLS as Distributed by MLS Grid
• 2007-02-20 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2007-02-20 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 1997-04-28 Sold (Public Records) $52,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,059 · +28.3% YoY. Source: county tax records.