4575 NE 167th Pl · Reddick, FL 32113

$55,000

2 bd · 1.5 ba · 784 sqft · Manufactured public records · 17 Days on market

Built 1990 9,148 sqft 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
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special. Own your land and fix up or replace this two bed, one and a half bath 1990 mobile. Needs full rehab or removal. Interior is mostly dry and floor is solid. Skirting is mostly intact and underside looks dry and clean. Being used as storage. Lot is cleared and cared for. Paved road. Split floor plan - each bedroom has its own bath. As is. Cash only.

Key facts

• Remodeled retreat
• Inviting curb appeal
• Modern upgrades

Tags

• REMODELED RETREAT
• MODERN UPGRADES
• FRESH EXTERIOR
• INVITING CURB APPEAL
• FULLY REMODELED KITCHEN
• NEW CABINETRY

Property features AI

Finance

• Other: Unfurnished; No lease restrictions indicated

Exterior

• Utilities: Well water; Septic tank; Electricity connected; Water connected
• Home design: Manufactured home (single wide); One level; Faces south
• Construction: Vinyl siding; Other roof; Crawlspace foundation; Built on a 0.21-acre lot
• Exterior features: Other exterior features

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Eat-in kitchen; Living room/dining room combo; Open floorplan
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 1.9% in Reddick — 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 58/100 on livability (#845 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools D-, amenities 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.
• Market conditions: 143 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 $380 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,175 (1.5% 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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 2.00% ✓
• Cap rate: 16.60%
• Cash-on-cash: 36.82%
• DSCR: 2.64
• GRM: 4.2

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: 32.7%
• Equity multiple: 2.38×
• Total profit: $21,213
• Equity at exit: $8,201

10-year hold

• IRR: 39.7%
• Equity multiple: 4.72×
• Total profit: $57,337
• Equity at exit: $4,755

Cash invested: $15,400 (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 32113

• Home prices YoY: -5.5%
• Active inventory: 143
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $473

Break-even live

Break-even rent $502

Max offer price $55,000

Occupancy floor 52%

Sensitivity live

Price	-10% $504	-5% $488	+0% $473	+5% $457	+10% $441
Rent	-10% $386	-5% $429	+0% $473	+5% $516	+10% $559
Rate	-1.0pp $500	-0.5pp $487	base $473	+0.5pp $458	+1.0pp $444

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17410 NE 37th Ct Citra, FL	1.0	1.0	672	$1,100	$1.64	13d	1	1.05mi

Listing history 18 events

1. 2026-06-07
   statusdays on market $55,000 Pending 17 DOM
2. 2026-06-03
   days on market $55,000 Active 15 DOM
3. 2026-06-02
   days on market $55,000 Active 14 DOM
4. 2026-06-01
   days on market $55,000 Active 13 DOM
5. 2026-05-31
   days on market $55,000 Active 12 DOM
6. 2026-05-30
   days on market $55,000 Active 11 DOM
7. 2026-05-19
   listed $55,000 Active
8. 2025-11-21
   soldstatus $20,000 Closed 366-char remark

   Show marketing remark (366 chars)

   Investor Special. Own your land and fix up or replace this two bed, one and a half bath 1990 mobile. Needs full rehab or removal. Interior is mostly dry and floor is solid. Skirting is mostly intact and underside looks dry and clean. Being used as storage. Lot is cleared and cared for. Paved road. Split floor plan - each bedroom has its own bath. As is. Cash only.

9. 2025-10-13
   status Pending 366-char remark

   Show marketing remark (366 chars)

   Investor Special. Own your land and fix up or replace this two bed, one and a half bath 1990 mobile. Needs full rehab or removal. Interior is mostly dry and floor is solid. Skirting is mostly intact and underside looks dry and clean. Being used as storage. Lot is cleared and cared for. Paved road. Split floor plan - each bedroom has its own bath. As is. Cash only.

10. 2025-10-09
    listed $35,000 Active 366-char remark

    Show marketing remark (366 chars)

    Investor Special. Own your land and fix up or replace this two bed, one and a half bath 1990 mobile. Needs full rehab or removal. Interior is mostly dry and floor is solid. Skirting is mostly intact and underside looks dry and clean. Being used as storage. Lot is cleared and cared for. Paved road. Split floor plan - each bedroom has its own bath. As is. Cash only.

11. 2023-06-09
    soldstatus $107,000 Closed 797-char remark

    Show marketing remark (797 chars)

    Come and see this wonderful opportunity, weather you looking to invest or set up a nice place for your mother in law. This place is full opportunities, the blue home is completely renovated use to be a 2/2 owner turns into 2/1 for larger rooms. owner is willing to split 84K kitchen space and living room. The second property go for 26k. The gray home is a tenant pay 1k monthly there are in month to month bases. Beautiful update real wood cabinet, luxury floors. The second property needs complete rehab, both properties are in separate meters, two water wells and septic tanks. Opportunities are endless, bring your touch and imagination. The second property address is 4605 NE 167TH PL Tax Id number 0747-001-037 its a total of half acres between both parcel Set up your private tour today. .

12. 2023-05-26
    status Pending 797-char remark

    Show marketing remark (797 chars)

    Come and see this wonderful opportunity, weather you looking to invest or set up a nice place for your mother in law. This place is full opportunities, the blue home is completely renovated use to be a 2/2 owner turns into 2/1 for larger rooms. owner is willing to split 84K kitchen space and living room. The second property go for 26k. The gray home is a tenant pay 1k monthly there are in month to month bases. Beautiful update real wood cabinet, luxury floors. The second property needs complete rehab, both properties are in separate meters, two water wells and septic tanks. Opportunities are endless, bring your touch and imagination. The second property address is 4605 NE 167TH PL Tax Id number 0747-001-037 its a total of half acres between both parcel Set up your private tour today. .

13. 2023-03-22
    price $107,000 797-char remark

    Show marketing remark (797 chars)

    Come and see this wonderful opportunity, weather you looking to invest or set up a nice place for your mother in law. This place is full opportunities, the blue home is completely renovated use to be a 2/2 owner turns into 2/1 for larger rooms. owner is willing to split 84K kitchen space and living room. The second property go for 26k. The gray home is a tenant pay 1k monthly there are in month to month bases. Beautiful update real wood cabinet, luxury floors. The second property needs complete rehab, both properties are in separate meters, two water wells and septic tanks. Opportunities are endless, bring your touch and imagination. The second property address is 4605 NE 167TH PL Tax Id number 0747-001-037 its a total of half acres between both parcel Set up your private tour today. .

14. 2022-12-26
    listed $115,000 Active 797-char remark

    Show marketing remark (797 chars)

    Come and see this wonderful opportunity, weather you looking to invest or set up a nice place for your mother in law. This place is full opportunities, the blue home is completely renovated use to be a 2/2 owner turns into 2/1 for larger rooms. owner is willing to split 84K kitchen space and living room. The second property go for 26k. The gray home is a tenant pay 1k monthly there are in month to month bases. Beautiful update real wood cabinet, luxury floors. The second property needs complete rehab, both properties are in separate meters, two water wells and septic tanks. Opportunities are endless, bring your touch and imagination. The second property address is 4605 NE 167TH PL Tax Id number 0747-001-037 its a total of half acres between both parcel Set up your private tour today. .

15. 2022-01-31
    historical
16. 2022-01-05
    listed $35,999 Active
17. 2021-08-17
    soldstatus $55,000
18. 2005-03-25
    soldstatus $19,500

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,021 · $85/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 ≥108°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$3,081
• − Property taxes: −$1,021
• − Insurance: −$275
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,600
• Taxable income: $5,111
• Est. tax owed @ 24.0%: −$1,227
• After-tax cash flow: $4,444/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 — Reddick

• Score: 58/100
• State rank: #845
• US rank: #21164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,382

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 (67%)
• Race & ethnicity: White 67% Black 12% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 1%
• Common ancestry: Iranian 3% Serbian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% 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: ▼ -16.68%
• Current HPI: 284.1669
• 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

+156.4% since first listed

14 events — show timeline

• 2026-06-18 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2026-06-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-21 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-09 Sold (MLS) $107,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-22 Price Changed $107,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-26 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-01-05 Listed $35,999 Stellar MLS as Distributed by MLS Grid
• 2021-08-17 Sold (Public Records) $55,000 Public Records
• 2005-03-25 Sold (Public Records) $19,500 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,021 · +22.8% YoY. Source: county tax records.