8690 NW 160th St · Manatee Road, FL 32693

$149,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 11 Days on market

Built 1993 4.60 ac lot Est $142k · at est.

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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 +20.0/30.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• ARV discount +5.4/15.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Home located on near 5 acres. .. just minutes to the Andrews Wildlife Management area, Fanning Springs State Park and the wonderful Suwannee River! THIS SWMH is in immaculate shape, a 2 bedroom 2 bath, spacious living room, cozy open kitchen with dining area and wonderful sized bedrooms and baths. You will fall inlove with the outdoors on this homestead. Nice private driveway, amazing from porch perfect for BBQ''s. . and a HUGE shop perfect for ALL your needs. Former upholstery shop, this building is big. .the main room has 4 doors total, 3 entry/exit and one that follows into a carport area. Large open porch area that extends the length of the building. This property offers a unique find. . call today for YOUR tour!

Key facts

• Large shop/pole barn
• Wildlife preserve
• 4.6-acre parcel

Tags

• 4.6-ACRE PARCEL
• WILDLIFE PRESERVE
• SEVEN ESTABLISHED TRAILS
• LARGE SHOP/POLE BARN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/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 $147k (1.1% below list).
• Recommended offer: $147k (1.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.7% in Manatee Road — 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 59/100 on livability (#815 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, schools F, amenities 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: 198 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Levy County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,290 (1.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $142,296
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8690 NW 160th St	0.00mi	2/2.0	924 (0%)	0mo	$142,000	$154	100
16602 NW 84th Ter	0.73mi	2/2.0	924 (0%)	4mo	$105,500	$114	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 3.23×
• Total profit: $92,858
• Equity at exit: $134,231

10-year hold

• IRR: 24.5%
• Equity multiple: 7.33×
• Total profit: $264,220
• Equity at exit: $289,474

Cash invested: $41,720 (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 32693

• Home prices YoY: 14.8%
• Active inventory: 198
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$136 /mo · $1,634/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $184

Break-even live

Break-even rent $1,240

Max offer price $149,000

Occupancy floor 83%

Sensitivity live

Price	-10% $268	-5% $226	+0% $184	+5% $142	+10% $100
Rent	-10% $68	-5% $126	+0% $184	+5% $242	+10% $300
Rate	-1.0pp $259	-0.5pp $222	base $184	+0.5pp $145	+1.0pp $106

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-04
   status Pending
2. 2026-03-23
   listed $149,000 Active
3. 2020-07-01
   soldstatus $129,857
4. 2020-06-30
   soldstatus $129,900 735-char remark

   Show marketing remark (734 chars)

   Charming Home located on near 5 acres. .. just minutes to the Andrews Wildlife Management area, Fanning Springs State Park and the wonderful Suwannee River! THIS SWMH is in immaculate shape, a 2 bedroom 2 bath, spacious living room, cozy open kitchen with dining area and wonderful sized bedrooms and baths. You will fall inlove with the outdoors on this homestead. Nice private driveway, amazing from porch perfect for BBQ's. . and a HUGE shop perfect for ALL your needs. Former upholstery shop, this building is big. .the main room has 4 doors total, 3 entry/exit and one that follows into a carport area. Large open porch area that extends the length of the building. This property offers a unique find. . call today for YOUR tour!

5. 2020-06-30
   soldstatus $129,900 734-char remark

   Show marketing remark (734 chars)

   Charming Home located on near 5 acres. .. just minutes to the Andrews Wildlife Management area, Fanning Springs State Park and the wonderful Suwannee River! THIS SWMH is in immaculate shape, a 2 bedroom 2 bath, spacious living room, cozy open kitchen with dining area and wonderful sized bedrooms and baths. You will fall inlove with the outdoors on this homestead. Nice private driveway, amazing from porch perfect for BBQ's. . and a HUGE shop perfect for ALL your needs. Former upholstery shop, this building is big. .the main room has 4 doors total, 3 entry/exit and one that follows into a carport area. Large open porch area that extends the length of the building. This property offers a unique find. . call today for YOUR tour!

6. 2020-03-05
   listed $129,900 734-char remark

   Show marketing remark (734 chars)

   Charming Home located on near 5 acres. .. just minutes to the Andrews Wildlife Management area, Fanning Springs State Park and the wonderful Suwannee River! THIS SWMH is in immaculate shape, a 2 bedroom 2 bath, spacious living room, cozy open kitchen with dining area and wonderful sized bedrooms and baths. You will fall inlove with the outdoors on this homestead. Nice private driveway, amazing from porch perfect for BBQ's. . and a HUGE shop perfect for ALL your needs. Former upholstery shop, this building is big. .the main room has 4 doors total, 3 entry/exit and one that follows into a carport area. Large open porch area that extends the length of the building. This property offers a unique find. . call today for YOUR tour!

7. 2020-03-04
   listed $129,900 735-char remark

   Show marketing remark (735 chars)

   Charming Home located on near 5 acres. .. just minutes to the Andrews Wildlife Management area, Fanning Springs State Park and the wonderful Suwannee River! THIS SWMH is in immaculate shape, a 2 bedroom 2 bath, spacious living room, cozy open kitchen with dining area and wonderful sized bedrooms and baths. You will fall inlove with the outdoors on this homestead. Nice private driveway, amazing from porch perfect for BBQ''s. . and a HUGE shop perfect for ALL your needs. Former upholstery shop, this building is big. .the main room has 4 doors total, 3 entry/exit and one that follows into a carport area. Large open porch area that extends the length of the building. This property offers a unique find. . call today for YOUR tour!

ⓘ 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: $1,634 · $136/mo
• Projected year-2 tax: $1,634 · $136/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,675
• − Mortgage interest: −$8,346
• − Property taxes: −$1,634
• − Insurance: −$745
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,335
• Taxable loss: −$213
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $2,259/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 — Manatee Road

• Score: 59/100
• State rank: #815
• US rank: #19826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,692

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 46.81%
• Current HPI: 363.4299
• 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

+14.7% since first listed

7 events — show timeline

• 2026-04-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-01 Sold (Public Records) $129,857 Public Records
• 2020-06-30 Sold (MLS) $129,900 DGLMLS
• 2020-06-30 Sold (MLS) $129,900 Stellar MLS as Distributed by MLS Grid
• 2020-03-05 Listed $129,900 DGLMLS
• 2020-03-04 Listed $129,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.2%/yr

Latest (2025): $1,634 · +16.9% YoY. Source: county tax records.