9817 SE 161st Lane Rd · Summerfield, FL 34491

$265,990

4 bd · 2.0 ba · 1,498 sqft · SingleFamily · 138 Days on market

Built 2026 Excellent condition 6,600 sqft lot 2-car garage $44/mo HOA · 2% of rent ↓ 2% since listing

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.4/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This all concrete block constructed, one-story home optimizes living space, featuring an open-concept kitchen overlooking the great room and outdoor patio. The well-appointed kitchen comes with all stainless-steel appliances, including a built-in dishwasher, range, and microwave. Bedroom 1 is located at the rear of the home for privacy and features an ensuite bathroom and walk-in closet near the bathroom. Two additional bedrooms at the front of the home are separated by the second bathroom. The third bedroom is located across the hallway near the laundry room. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

Key facts

• 6,600 sq ft lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $265,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $292,459.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $266k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (16.4% below list).
• Recommended offer: $222k (16.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Harbour View Elementary School (math 41% / reading 38%, grade F, #1,513 of 2,144 statewide, top 73%, 819 students, 71% FRL); Lake Weir Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Market conditions: 949 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 40% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 138 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $222,459 (16.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 11.0

CMA / ARV

• ARV (median comp): $292,459
• List price: $265,990
• Delta: -9.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10117 SE 158th Ln	0.28mi	4/2.0	1,498 (0%)	3mo	$283,070	$189	85
10108 SE 158th Ln	0.29mi	4/2.0	1,498 (0%)	2mo	$275,570	$184	85
10125 SE 158th Ln	0.29mi	4/2.0	1,498 (0%)	2mo	$280,990	$188	85
10141 SE 158th Ln	0.31mi	4/2.0	1,498 (0%)	1mo	$272,990	$182	85
15964 SE 101st Cir	0.42mi	4/2.0	1,498 (0%)	3mo	$279,570	$187	78
10101 SE 158th Ln	0.27mi	3/2.0 (-1)	1,328 (-11%)	3mo	$245,000	$184	61
10116 SE 158th Ln	0.30mi	3/2.0 (-1)	1,328 (-11%)	1mo	$270,655	$204	61
10109 SE 158th Ln	0.26mi	5/2.0 (+1)	1,708 (+14%)	2mo	$293,070	$172	58
9337 SE Highway 42	0.70mi	3/2.0 (-1)	1,468 (-2%)	2mo	$278,000	$189	57
9364 SE 164th Pl	0.68mi	3/2.0 (-1)	1,597 (+7%)	3mo	$326,000	$204	50
15648 SE 92nd Ave	0.71mi	3/2.0 (-1)	1,368 (-9%)	0mo	$257,000	$188	47
9310 SE 164th Pl	0.71mi	3/2.0 (-1)	1,664 (+11%)	1mo	$260,000	$156	42

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: -23.9%
• Equity multiple: 0.18×
• Total profit: $-66,927
• Equity at exit: $43,607

10-year hold

• IRR: -18.9%
• Equity multiple: -0.02×
• Total profit: $-83,267
• Equity at exit: $25,286

Cash invested: $81,888 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 39 active · 37 under contract
• Months of supply: 5.6 mo (18%/mo absorbed)
• Median asking: $283,000 ($190/sqft)
• Median days on market: 110 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +2.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34491

• Home prices YoY: -35.0%
• Active inventory: 949
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$1,534
• Tax est. 1.5%: −$366 /mo · $4,387/yr
• Insurance: −$122
• HOA: −$44
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-308

Break-even live

Break-even rent $2,614

Max offer price $247,935

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-207	+0% $-308	+5% $-409	+10% $-510
Rent	-10% $-483	-5% $-396	+0% $-308	+5% $-220	+10% $-132
Rate	-1.0pp $-160	-0.5pp $-233	base $-308	+0.5pp $-383	+1.0pp $-461

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: $73,115
• Closing costs: $8,774
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9871 SE 161st Lane Rd Unit 0 Summerfield, FL	4.0	2.0	1827	$2,200	$1.20	116d	1	0.03mi
15886 SE 101st Cir Summerfield, FL	5.0	2.0	1708	$2,500	$1.46	109d	1	0.29mi
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,199	$1.55	6d	1	0.55mi
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,300	$1.62	109d	1	0.55mi
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	109d	1	0.68mi
15710 SE 92nd Ave Summerfield, FL	3.0	2.0	1232	$1,695	$1.38	6d	1	0.71mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,700	$1.21	6d	1	0.75mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	116d	1	0.97mi
15023 SE 93rd Ct Summerfield, FL	3.0	2.0	1577	$1,699	$1.08	6d	1	1.04mi
8783 SE 157th Pl Summerfield, FL	3.0	2.0	1664	$1,950	$1.17	6d	1	1.08mi
8721 SE 157th St Summerfield, FL	3.0	2.0	1236	$1,650	$1.33	116d	1	1.17mi
10048 SE Sunset Harbor Rd Summerfield, FL	3.0	1.5	1224	$1,445	$1.18	5d	1	1.19mi
16440 SE 87th Ct Summerfield, FL	3.0	2.0	1661	$1,950	$1.17	6d	1	1.21mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	116d	1	1.26mi
8364 SE 158th Pl Summerfield, FL	3.0	2.0	1374	$2,000	$1.46	109d	1	1.48mi
8352 SE 158th Pl Summerfield, FL	3.0	2.0	1232	$2,000	$1.62	109d	1	1.49mi

Property features AI

Finance

• Other: Home warranty includedLot size approximately 0.15 acresPermit number 26-01-04295Builder license CRC057592
• HOA & community: HOA managed by Boyd Property ManagementMonthly HOA fee of $44 (required)Association approval requiredPets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerOther utilities
• Home design: Single-family residenceOne storyUnder construction (projected completion: 2026-09-01)Faces west
• Construction: Block constructionShingle roofSlab foundationNew constructionBuilt by DR Horton INC (Freeport II model)
• Exterior features: Paved road accessIrrigation equipment

Interior

• Kitchen: DishwasherMicrowaveRange
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHeat pumpCentral air conditioning
• Interior features: Open floorplan
• Laundry & utility: Laundry room

Listing history 50 events

1. 2026-09-24
   days on market $265,990 Active 138 DOM
2. 2026-09-21
   days on market $265,990 Active 136 DOM
3. 2026-09-20
   days on market $265,990 Active 135 DOM
4. 2026-09-18
   days on market $265,990 Active 133 DOM
5. 2026-09-17
   days on market $265,990 Active 132 DOM
6. 2026-09-16
   days on market $265,990 Active 131 DOM
7. 2026-09-15
   days on market $265,990 Active 130 DOM
8. 2026-09-14
   days on market $265,990 Active 129 DOM
9. 2026-09-13
   days on market $265,990 Active 128 DOM
10. 2026-09-12
    days on market $265,990 Active 127 DOM
11. 2026-09-11
    days on market $265,990 Active 126 DOM
12. 2026-09-05
    days on market $265,990 Active 120 DOM
13. 2026-09-04
    days on market $265,990 Active 119 DOM
14. 2026-09-03
    days on market $265,990 Active 118 DOM
15. 2026-08-31
    days on market $265,990 Active 115 DOM
16. 2026-08-30
    days on market $265,990 Active 114 DOM
17. 2026-08-29
    days on market $265,990 Active 113 DOM
18. 2026-08-28
    days on market $265,990 Active 112 DOM
19. 2026-08-27
    pricedays on market $265,990 Active 111 DOM
20. 2026-08-25
    days on market $269,990 Active 109 DOM
21. 2026-08-24
    days on market $269,990 Active 108 DOM
22. 2026-08-23
    days on market $269,990 Active 107 DOM
23. 2026-08-22
    days on market $269,990 Active 106 DOM
24. 2026-08-20
    pricedays on market $269,990 Active 104 DOM
25. 2026-08-19
    days on market $276,990 Active 103 DOM
26. 2026-08-18
    days on market $276,990 Active 102 DOM
27. 2026-08-17
    days on market $276,990 Active 101 DOM
28. 2026-08-16
    days on market $276,990 Active 100 DOM
29. 2026-08-15
    days on market $276,990 Active 99 DOM
30. 2026-08-14
    days on market $276,990 Active 98 DOM
31. 2026-08-13
    days on market $276,990 Active 97 DOM
32. 2026-08-12
    days on market $276,990 Active 96 DOM
33. 2026-08-11
    days on market $276,990 Active 95 DOM
34. 2026-08-10
    days on market $276,990 Active 94 DOM
35. 2026-08-09
    days on market $276,990 Active 93 DOM
36. 2026-08-08
    days on market $276,990 Active 92 DOM
37. 2026-08-07
    days on market $276,990 Active 91 DOM
38. 2026-08-06
    days on market $276,990 Active 90 DOM
39. 2026-08-05
    days on market $276,990 Active 89 DOM
40. 2026-08-04
    days on market $276,990 Active 88 DOM
41. 2026-08-03
    days on market $276,990 Active 87 DOM
42. 2026-07-31
    days on market $276,990 Active 84 DOM
43. 2026-07-30
    days on market $276,990 Active 83 DOM
44. 2026-07-29
    days on market $276,990 Active 82 DOM
45. 2026-07-27
    days on market $276,990 Active 80 DOM
46. 2026-07-25
    days on market $276,990 Active 78 DOM
47. 2026-07-23
    days on market $276,990 Active 76 DOM
48. 2026-07-22
    days on market $276,990 Active 75 DOM
49. 2026-07-21
    days on market $276,990 Active 74 DOM
50. 2026-07-18
    days on market $276,990 Active 71 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,695
• − Mortgage interest: −$16,382
• − Property taxes: −$4,387
• − Insurance: −$1,462
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − HOA: −$528
• − Depreciation: −$8,508
• Taxable loss: −$8,843
• Est. tax savings @ 24.0%: +$2,122
• After-tax cash flow: $-1,570/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.

Condition & rehab AI · 18 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and modernize the interior.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen appliances can make the home more appealing to potential buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to potential buyers/tenants. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Harbour View Elementary School F FL #1,513/2,144 Nat'l #19,648/41,679 Middle Lake Weir Middle School F FL #416/571 Nat'l #7,460/14,009 High Lake Weir High School F FL #458/667 Nat'l #11,681/17,239

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 — Summerfield

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

Census & demographics

• County: Marion County · 365,905 people
• City population: 33,318
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Home warranty includedLot size approximately 0.15 acresPermit number 26-01-04295Builder license CRC057592
• HOA & community: HOA managed by Boyd Property ManagementMonthly HOA fee of $44 (required)Association approval requiredPets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerOther utilities
• Home design: Single-family residenceOne storyUnder construction (projected completion: 2026-09-01)Faces west
• Construction: Block constructionShingle roofSlab foundationNew constructionBuilt by DR Horton INC (Freeport II model)
• Exterior features: Paved road accessIrrigation equipment

Interior

• Kitchen: DishwasherMicrowaveRange
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHeat pumpCentral air conditioning
• Interior features: Open floorplan
• Laundry & utility: Laundry room

Price history

-2.1% since first listed

7 events — show timeline

• 2026-06-17 Price Changed $279,990 Stellar MLS as Distributed by MLS Grid
• 2026-06-11 Price Changed $282,990 Zillow
• 2026-06-10 Price Changed $282,990 Stellar MLS as Distributed by MLS Grid
• 2026-06-04 Price Changed $284,990 Zillow
• 2026-06-02 Price Changed $284,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Listed $286,070 Zillow
• 2026-05-08 Listed $286,070 Stellar MLS as Distributed by MLS Grid