None · Rainbow Springs, FL 34432

$74,900

1 bd · 1.0 ba · 672 sqft · Manufactured public records · 3 Days on market

Built 1968 2.28 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

2.28 acre property in Dunnellon with an existing well and septic system (shown in county records), electricity available, and A-1 zoning. Former homesite with fencing and site improvements already in place. Existing older mobile home on property is being conveyed AS IS with no value assigned. Buyer to verify condition of well, septic, utilities, mobile home, and all improvements. Plenty of room for future plans in a convenient location.

Key facts

• Former homesite
• Existing well
• A-1 zoning

Tags

• 2.28 ACRE PROPERTY
• EXISTING WELL
• SEPTIC SYSTEM
• ELECTRICITY AVAILABLE
• A-1 ZONING
• FORMER HOMESITE

Property features AI

Finance

• Other: Zoned A1; Lot approximately 2.28 acres (dimensions ~316 x 314); One well and two septic systems
• HOA & community: No association; Pets allowed

Exterior

• Utilities: Well water; Septic tank; Electricity available
• Home design: Mobile home (single wide); One level; Facing west
• Construction: Metal siding; Metal roof; Built on foundation with 672 sq ft living area (public records)
• Exterior features: Other exterior features; Dirt road access

Interior

• Bedrooms: 1 bedroom
• Flooring: Other
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating reported; No cooling reported
• Interior features: No interior features reported; Other flooring
• Laundry & utility: No laundry hookups reported

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 14.5% vs local median 3.7% in Rainbow Springs — 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: 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: Dunnellon High School (math 30% / reading 32%, grade F, #429 of 667 statewide, top 65%, 1,350 students, 63% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 550 active listings in the ZIP; 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 $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $5k; list at $75k implies a 1391% 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; moderate wildfire risk; extreme-heat days projected 4→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.79% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.26%
• DSCR: 2.30
• GRM: 4.7

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: 23.7%
• Equity multiple: 1.98×
• Total profit: $20,472
• Equity at exit: $11,168

10-year hold

• IRR: 31.6%
• Equity multiple: 3.86×
• Total profit: $59,921
• Equity at exit: $6,476

Cash invested: $20,972 (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 34432

• Home prices YoY: -21.5%
• Active inventory: 550
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $511

Break-even live

Break-even rent $691

Max offer price $74,900

Occupancy floor 57%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   status $74,900 Pending 3 DOM
2. 2026-06-18
   days on market $74,900 Active 3 DOM
3. 2026-06-17
   days on market $74,900 Active 2 DOM
4. 2026-06-15
   remarks 440-char remark
5. 2026-06-15
   statusdays on marketlisting id $74,900 Active 1 DOM
6. 2026-06-13
   status $74,900 Pending 6 DOM
7. 2026-06-10
   days on market $74,900 Active 6 DOM
8. 2026-06-09
   days on market $74,900 Active 5 DOM
9. 2026-06-08
   days on market $74,900 Active 4 DOM
10. 2026-06-07
    remarks 248-char remark
11. 2026-06-07
    listed $74,900 Active 3 DOM

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $1,466 · $122/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 5/10 Major
• 🌡 Heat 8/10 Severe 4 d/yr ≥107°F today · 14 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,064
• − Mortgage interest: −$4,196
• − Property taxes: −$1,466
• − Insurance: −$374
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,179
• Taxable income: $5,279
• Est. tax owed @ 24.0%: −$1,267
• After-tax cash flow: $4,870/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 — Rainbow Springs

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

Census & demographics

• Population (ZIP): 13,197

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 9% Other Indo-European 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: ▼ -57.34%
• Current HPI: 209.595
• 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

+1391.4% since first listed

5 events — show timeline

• 2026-06-15 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2026-06-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-06-04 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 1981-09-01 Sold (Public Records) $5,022 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,466 · +21.0% YoY. Source: county tax records.