16591 SE 96th Ave · The Villages, FL 34491

$140,000

2 bd · 2.0 ba · 958 sqft · Manufactured public records · 202 Days on market

Built 1992 7,405 sqft lot $146/sqft · 117% above area $130/mo HOA · 9% of rent

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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 +18.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.9/10.0
• Schools +3.6/10.0
• 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

PRICE REDUCTION! Two (2) Bedroom, Two (2) Bath PALM manufactured home (1992) nestled on a corner homesite in Hilltop Estates, a +55 community located in Summerfield, Florida. You will love this home where you own the land (HOA Fee $130/mo). Many features include a 2-car carport, gutters, downspouts and a front storm door. The home has an open and spacious layout that boasts vaulted ceilings, blinds and crown molding throughout. The Kitchen features white cabinetry with crown molding, glass cooktop, dishwasher, cabinet pantry, large over the sink window, glass backsplash and luxury vinyl flooring. There is an inside Laundry Closet with washer and dryer. Spend your afternoons in your east-facing, Enclosed Lanai (14x10) with Brand New (never used) Hot Tub. The Primary Suite features wall-to-wall closet with mirrored closet doors, and a primary bathroom with walk-in shower. The guest bedroom has a built-in Murphy Bed and mirrored closet doors. The guest bathroom has a tub/shower combination. The carport is 22x20, with a storage room measuring 8x8 and a ramp at the entry. The Roof was replaced in 2024. Tax Amount DOES NOT REFLECT HOMESTEAD FOR 2026. The HOA fee includes: water, sewer and trash, Clubhouse, community pool and storage area. Conveniently located a short distance to The Villages, Veterans Administration, medical offices, restaurants, entertainment, shopping and more. Seller is offering a 1 year Broward Factory Home Warranty.

Key facts

• Cabinet pantry
• Corner homesite
• Glass cooktop

Tags

• CORNER HOMESITE
• ENCLOSED LANAI
• BRAND NEW HOT TUB
• WHITE CABINETRY
• GLASS COOKTOP
• CABINET PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.0% in The Villages — 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 (#431 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, employment B+; Watch: amenities F, commute F, health & safety F.
• 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: Stanton-Weirsdale Elementary School (math 42% / reading 36%, grade F, #1,560 of 2,144 statewide, top 73%, 544 students, 70% FRL); Lake Weir Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL).
• Market conditions: 713 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 202 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $20k (12%) 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.09% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 7.6

CMA / ARV

• ARV (median comp): $64,448
• List price: $140,000
• Delta: 117.23%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9625 SE 170th Ln	0.47mi	2/2.0	1,056 (+10%)	14mo	$80,000	$76	50

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-13,841
• Equity at exit: $20,874

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-426
• Equity at exit: $12,105

Cash invested: $39,200 (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 34491

• Home prices YoY: -35.0%
• Active inventory: 713
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$147 /mo · $1,764/yr
• Insurance: −$58
• HOA: −$130
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $138

Break-even live

Break-even rent $1,354

Max offer price $140,000

Occupancy floor 86%

Sensitivity live

Price	-10% $217	-5% $177	+0% $138	+5% $98	+10% $58
Rent	-10% $17	-5% $77	+0% $138	+5% $198	+10% $258
Rate	-1.0pp $208	-0.5pp $173	base $138	+0.5pp $101	+1.0pp $64

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	15d	1	0.32mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: watersewertrashpool

Listing history 16 events

1. 2026-06-02
   status $140,000 Pending 202 DOM
2. 2026-05-31
   days on market $140,000 Active 202 DOM
3. 2026-05-30
   days on market $140,000 Active 201 DOM
4. 2026-05-04
   price $140,000 1459-char remark

   Show marketing remark (1459 chars)

   PRICE REDUCTION! Two (2) Bedroom, Two (2) Bath PALM manufactured home (1992) nestled on a corner homesite in Hilltop Estates, a +55 community located in Summerfield, Florida. You will love this home where you own the land (HOA Fee $130/mo). Many features include a 2-car carport, gutters, downspouts and a front storm door. The home has an open and spacious layout that boasts vaulted ceilings, blinds and crown molding throughout. The Kitchen features white cabinetry with crown molding, glass cooktop, dishwasher, cabinet pantry, large over the sink window, glass backsplash and luxury vinyl flooring. There is an inside Laundry Closet with washer and dryer. Spend your afternoons in your east-facing, Enclosed Lanai (14x10) with Brand New (never used) Hot Tub. The Primary Suite features wall-to-wall closet with mirrored closet doors, and a primary bathroom with walk-in shower. The guest bedroom has a built-in Murphy Bed and mirrored closet doors. The guest bathroom has a tub/shower combination. The carport is 22x20, with a storage room measuring 8x8 and a ramp at the entry. The Roof was replaced in 2024. Tax Amount DOES NOT REFLECT HOMESTEAD FOR 2026. The HOA fee includes: water, sewer and trash, Clubhouse, community pool and storage area. Conveniently located a short distance to The Villages, Veterans Administration, medical offices, restaurants, entertainment, shopping and more. Seller is offering a 1 year Broward Factory Home Warranty.

5. 2026-04-21
   price $154,900 1459-char remark

   Show marketing remark (1459 chars)

   PRICE REDUCTION! Two (2) Bedroom, Two (2) Bath PALM manufactured home (1992) nestled on a corner homesite in Hilltop Estates, a +55 community located in Summerfield, Florida. You will love this home where you own the land (HOA Fee $130/mo). Many features include a 2-car carport, gutters, downspouts and a front storm door. The home has an open and spacious layout that boasts vaulted ceilings, blinds and crown molding throughout. The Kitchen features white cabinetry with crown molding, glass cooktop, dishwasher, cabinet pantry, large over the sink window, glass backsplash and luxury vinyl flooring. There is an inside Laundry Closet with washer and dryer. Spend your afternoons in your east-facing, Enclosed Lanai (14x10) with Brand New (never used) Hot Tub. The Primary Suite features wall-to-wall closet with mirrored closet doors, and a primary bathroom with walk-in shower. The guest bedroom has a built-in Murphy Bed and mirrored closet doors. The guest bathroom has a tub/shower combination. The carport is 22x20, with a storage room measuring 8x8 and a ramp at the entry. The Roof was replaced in 2024. Tax Amount DOES NOT REFLECT HOMESTEAD FOR 2026. The HOA fee includes: water, sewer and trash, Clubhouse, community pool and storage area. Conveniently located a short distance to The Villages, Veterans Administration, medical offices, restaurants, entertainment, shopping and more. Seller is offering a 1 year Broward Factory Home Warranty.

6. 2025-11-10
   listed $160,000 Active 1459-char remark

   Show marketing remark (1459 chars)

   PRICE REDUCTION! Two (2) Bedroom, Two (2) Bath PALM manufactured home (1992) nestled on a corner homesite in Hilltop Estates, a +55 community located in Summerfield, Florida. You will love this home where you own the land (HOA Fee $130/mo). Many features include a 2-car carport, gutters, downspouts and a front storm door. The home has an open and spacious layout that boasts vaulted ceilings, blinds and crown molding throughout. The Kitchen features white cabinetry with crown molding, glass cooktop, dishwasher, cabinet pantry, large over the sink window, glass backsplash and luxury vinyl flooring. There is an inside Laundry Closet with washer and dryer. Spend your afternoons in your east-facing, Enclosed Lanai (14x10) with Brand New (never used) Hot Tub. The Primary Suite features wall-to-wall closet with mirrored closet doors, and a primary bathroom with walk-in shower. The guest bedroom has a built-in Murphy Bed and mirrored closet doors. The guest bathroom has a tub/shower combination. The carport is 22x20, with a storage room measuring 8x8 and a ramp at the entry. The Roof was replaced in 2024. Tax Amount DOES NOT REFLECT HOMESTEAD FOR 2026. The HOA fee includes: water, sewer and trash, Clubhouse, community pool and storage area. Conveniently located a short distance to The Villages, Veterans Administration, medical offices, restaurants, entertainment, shopping and more. Seller is offering a 1 year Broward Factory Home Warranty.

7. 2024-07-31
   soldstatus $142,000 Closed 1230-char remark

   Show marketing remark (1230 chars)

   Adorable 2 Bedroom, 2 Bath manufactured HOME nestled on a corner homesite in Hilltop Estates, a 55+ Community in Summerfield, Florida. You will love this well maintained home where you own the land (monthly HOA fee of $130). Many features include; 2-car carport, gutters, downspouts, and front storm door. This open and spacious layout boasts vaulted ceilings, blinds, and crown molding throughout. The Kitchen features white cabinetry with crown molding, glass cooktop, dishwasher, cabinet pantry, large window over the sink, pretty glass backsplash and luxury vinyl flooring. There is an inside laundry closet with washer and dryer hookups. Enjoy your afternoons in your enclosed lanai just off of the living room. The spacious primary suite features; wall to wall closet with mirrored closet doors, updated primary bathroom with walk-in shower. The guest bedroom has a built-in murphy bed and mirrored closet doors. The guest bathroom has a tub/shower and you will love the 14x10 Enclosed porch and 22x20 Carport, 8x8 Storage room, and ramp at the entry. The HOA fees include: Water, sewer and trash, community pool and storage area. Super convenient to The Villages, VA, Medical, Restaurants, Entertainment, shopping and more!

8. 2024-06-30
   status Pending 1230-char remark

   Show marketing remark (1230 chars)

   Adorable 2 Bedroom, 2 Bath manufactured HOME nestled on a corner homesite in Hilltop Estates, a 55+ Community in Summerfield, Florida. You will love this well maintained home where you own the land (monthly HOA fee of $130). Many features include; 2-car carport, gutters, downspouts, and front storm door. This open and spacious layout boasts vaulted ceilings, blinds, and crown molding throughout. The Kitchen features white cabinetry with crown molding, glass cooktop, dishwasher, cabinet pantry, large window over the sink, pretty glass backsplash and luxury vinyl flooring. There is an inside laundry closet with washer and dryer hookups. Enjoy your afternoons in your enclosed lanai just off of the living room. The spacious primary suite features; wall to wall closet with mirrored closet doors, updated primary bathroom with walk-in shower. The guest bedroom has a built-in murphy bed and mirrored closet doors. The guest bathroom has a tub/shower and you will love the 14x10 Enclosed porch and 22x20 Carport, 8x8 Storage room, and ramp at the entry. The HOA fees include: Water, sewer and trash, community pool and storage area. Super convenient to The Villages, VA, Medical, Restaurants, Entertainment, shopping and more!

9. 2024-05-22
   listed $145,000 Active 1230-char remark

   Show marketing remark (1230 chars)

   Adorable 2 Bedroom, 2 Bath manufactured HOME nestled on a corner homesite in Hilltop Estates, a 55+ Community in Summerfield, Florida. You will love this well maintained home where you own the land (monthly HOA fee of $130). Many features include; 2-car carport, gutters, downspouts, and front storm door. This open and spacious layout boasts vaulted ceilings, blinds, and crown molding throughout. The Kitchen features white cabinetry with crown molding, glass cooktop, dishwasher, cabinet pantry, large window over the sink, pretty glass backsplash and luxury vinyl flooring. There is an inside laundry closet with washer and dryer hookups. Enjoy your afternoons in your enclosed lanai just off of the living room. The spacious primary suite features; wall to wall closet with mirrored closet doors, updated primary bathroom with walk-in shower. The guest bedroom has a built-in murphy bed and mirrored closet doors. The guest bathroom has a tub/shower and you will love the 14x10 Enclosed porch and 22x20 Carport, 8x8 Storage room, and ramp at the entry. The HOA fees include: Water, sewer and trash, community pool and storage area. Super convenient to The Villages, VA, Medical, Restaurants, Entertainment, shopping and more!

10. 2016-03-03
    soldstatus $65,000
11. 2016-03-01
    soldstatus $65,000
12. 2015-12-15
    listed $69,900
13. 2005-10-13
    soldstatus $89,000
14. 2004-04-12
    soldstatus $71,400
15. 1995-11-13
    soldstatus $49,000
16. 1994-02-08
    soldstatus $47,900

ⓘ 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: $1,764 · $147/mo
• Projected year-2 tax: $1,764 · $147/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 1/10 Low
• 🌡 Heat 8/10 Severe 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: $18,335
• − Mortgage interest: −$7,842
• − Property taxes: −$1,764
• − Insurance: −$700
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − HOA: −$1,560
• − Depreciation: −$4,073
• Taxable loss: −$538
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $1,779/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 — The Villages

• Score: 70/100
• State rank: #431
• US rank: #7363

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+192.3% since first listed

13 events — show timeline

• 2026-05-04 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-31 Sold (MLS) $142,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-22 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-03 Sold (Public Records) $65,000 Public Records
• 2016-03-01 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2015-12-15 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2005-10-13 Sold (Public Records) $89,000 Public Records
• 2004-04-12 Sold (Public Records) $71,400 Public Records
• 1995-11-13 Sold (Public Records) $49,000 Public Records
• 1994-02-08 Sold (Public Records) $47,900 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,764 · -12.4% YoY. Source: county tax records.