7910 NW 141st St · Manatee Road, FL 32693

$234,900

3 bd · 2.0 ba · 1,436 sqft · Manufactured public records · 69 Days on market

Built 2007 1.23 ac lot Est $168k · 40% over

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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 +13.4/30.0
• Appreciation +10.0/10.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Private Country Retreat! This property features a wooded perimeter that offers 360 degree privacy from the paved road and neighbors. The home and porches are full of charm and offer a cozy oasis. Just over 1 acre in a the Oak Meadows Phase II subdivision that is deed restricted to new doublewides and site built homes with porches and carports. No HOA. Minimal traffic on the backside of the neighborhood with no thru roads. Custom Town Homes 2x6 constructed manufactured home with many upgrades. The home features open living areas, split floor plan, and lots of natural light. Updated Metal Roof and A/C unit are only 3 years old! Updated gutter system. Newer kitchen appliances. Stone fireplace

Key facts

• Minimal traffic
• 360 degree privacy
• 2x6 constructed

Tags

• WOODED PERIMETER
• 360 DEGREE PRIVACY
• NO HOA
• MINIMAL TRAFFIC
• CUSTOM TOWN HOMES
• 2X6 CONSTRUCTED

Property features AI

Finance

• Other: Homestead exemption indicated; Approximately 1.23 acres (1 to less than 2 acres); One well and one septic on the property; Workshop as an additional structure; Property zoned residential (RESI)
• HOA & community: Deed restrictions; No association fees

Exterior

• Parking: Detached garage with workshop (22 x 26); 2 garage spaces; 2-car carport; Covered parking; Circular driveway
• Utilities: Well water; Septic tank; Electricity connected; Fiber optic available
• Home design: Manufactured double-wide home; One story; Faces northwest; Accessible bedroom and entrance
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as a double-wide manufactured home
• Exterior features: Covered patio/porch; Deck; Front porch; Porch; Rain gutters; Wire fencing; Oak trees on the property; Private, paved in-county lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Crown molding; Open floor plan; Double-pane windows; Stone wood-burning fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $3 ($34/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 $178k (24.1% below list).
• Recommended offer: $178k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 $25k of equity ($2k loan paydown + $23k 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 $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $87k; list at $235k implies a 170% 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; major 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 $178,225 (24.1% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 24% 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 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?
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: 0.76% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $168,012
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14350 NW 78th Ave	0.16mi	3/2.0	1,458 (+2%)	20mo	$160,440	$110	74
14451 NW 76th Ave	0.42mi	3/2.0	1,512 (+5%)	8mo	$177,000	$117	65
14550 NW 78th Ave	0.31mi	3/2.0	1,404 (-2%)	22mo	$245,000	$175	64

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: 24.3%
• Equity multiple: 2.95×
• Total profit: $128,006
• Equity at exit: $211,617

10-year hold

• IRR: 21.5%
• Equity multiple: 6.73×
• Total profit: $376,602
• Equity at exit: $456,359

Cash invested: $65,772 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $3

Break-even live

Break-even rent $1,779

Max offer price $234,900

Occupancy floor 95%

Sensitivity live

Price	-10% $136	-5% $69	+0% $3	+5% $-64	+10% $-130
Rent	-10% $-138	-5% $-68	+0% $3	+5% $73	+10% $144
Rate	-1.0pp $121	-0.5pp $63	base $3	+0.5pp $-58	+1.0pp $-120

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $234,900 Active 69 DOM
2. 2026-06-18
   days on market $234,900 Active 66 DOM
3. 2026-06-17
   days on market $234,900 Active 65 DOM
4. 2026-06-16
   days on market $234,900 Active 64 DOM
5. 2026-06-15
   days on market $234,900 Active 63 DOM
6. 2026-06-14
   days on market $234,900 Active 61 DOM
7. 2026-06-13
   pricedays on market $234,900 Active 60 DOM
8. 2026-06-10
   days on market $239,900 Active 58 DOM
9. 2026-06-09
   days on market $239,900 Active 57 DOM
10. 2026-06-08
    days on market $239,900 Active 56 DOM
11. 2026-06-07
    days on market $239,900 Active 55 DOM
12. 2026-06-05
    days on market $239,900 Active 52 DOM
13. 2026-06-03
    days on market $239,900 Active 51 DOM
14. 2026-06-02
    days on market $239,900 Active 50 DOM
15. 2026-06-01
    days on market $239,900 Active 49 DOM
16. 2026-05-31
    days on market $239,900 Active 48 DOM
17. 2026-05-30
    days on market $239,900 Active 47 DOM
18. 2026-04-29
    price $239,900
19. 2026-04-13
    listed $245,000 Active
20. 2017-06-23
    soldstatus $86,900

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $1,950 · $162/mo
• Expected delta: +$1,045/yr (+$87/mo · 115.4%)

ⓘ 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 7/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,387
• − Mortgage interest: −$13,158
• − Property taxes: −$905
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$6,833
• Taxable loss: −$4,106
• Est. tax savings @ 24.0%: +$985
• After-tax cash flow: $1,019/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

• Census place: Manatee Road, FL
• 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

+176.1% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-23 Sold (Public Records) $86,900 Public Records

Property tax history

+4.0%/yr

Latest (2025): $905 · -8.3% YoY. Source: county tax records.