CashFlowRE
Sign in Sign up
9817 SE 161st Lane Rd 🏗️ New Construction
F Composite 32.31
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 +7.6/30.0
  • ARV discount +7.5/15.0
  • Condition / age +4.8/5.0
  • Schools +3.4/10.0
  • Rent growth +2.5/5.0
  • Livability +2.5/5.0
  • 1% rule +2.2/10.0
  • DSCR +1.7/10.0
  • Appreciation +0.0/10.0

$259,990

9817 SE 161st Lane Rd · Summerfield, FL 34491
4 bd · 2.0 ba · 1,498 sqft · SingleFamily · 164 Days on market
Built 2026 Excellent condition 2-car garage ↓ 2% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

  • Open-concept kitchen
  • Walk-in closet
  • Laundry room

Tags

OPEN-CONCEPT KITCHENOUTDOOR PATIOSTAINLESS-STEEL APPLIANCESENSUITE BATHROOMWALK-IN CLOSETLAUNDRY ROOM

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $292,570.

What this means for you Summary

Snapshot

  • This is a 4-bed/2.0-bath single-family listed at $260k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-346 ($-4k/yr) — negative.
  • To cash-flow at today's rent, offer at most $242k (6.8% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (18.4% below list).
  • Recommended offer: $212k (18.4% 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: 1056 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
  • This rent runs 38% 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 164 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
  • 2 sale attempts; this cycle's ask has dropped $26k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer $212,081 (18.4% 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 164 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
  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. 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
0.72% ✗
Cap rate
4.87%
Cash-on-cash
-5.07%
DSCR
0.77
GRM
11.5

CMA / ARV

ARV (median comp)
$292,570
List price
$259,990
Delta
-11.14%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
10141 SE 158th Ln 0.31mi 4/2.0 1,498 (0%) 2mo $272,990 $182 83
10125 SE 158th Ln 0.29mi 4/2.0 1,498 (0%) 4mo $280,990 $188 83
9818 SE 161st Lane Rd 0.03mi 3/2.0 (-1) 1,328 (-11%) 1mo $245,000 $184 74
9444 SE 161st St 0.43mi 3/2.0 (-1) 1,415 (-6%) 1mo $369,900 $261 65
10133 SE 158th Ln 0.30mi 3/2.0 (-1) 1,328 (-11%) 1mo $240,990 $181 61
10136 SE 158th Ln 0.32mi 3/2.0 (-1) 1,328 (-11%) 0mo $249,990 $188 61
10116 SE 158th Ln 0.30mi 3/2.0 (-1) 1,328 (-11%) 3mo $270,655 $204 60
10109 SE 158th Ln 0.26mi 5/2.0 (+1) 1,708 (+14%) 3mo $293,070 $172 56
9337 SE Highway 42 0.70mi 3/2.0 (-1) 1,468 (-2%) 3mo $278,000 $189 56
15952 SE 101st Cir 0.43mi 3/2.0 (-1) 1,328 (-11%) 1mo $265,000 $200 55
15648 SE 92nd Ave 0.71mi 3/2.0 (-1) 1,368 (-9%) 2mo $257,000 $188 46
9310 SE 164th Pl 0.71mi 3/2.0 (-1) 1,664 (+11%) 3mo $260,000 $156 41

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
-24.9%
Equity multiple
0.15×
Total profit
$-69,442
Equity at exit
$43,623
10-year hold
IRR
-20.7%
Equity multiple
-0.08×
Total profit
$-88,751
Equity at exit
$25,296

Cash invested: $81,919 (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
36 active · 47 under contract
Months of supply
5.5 mo (18%/mo absorbed)
Median asking
$286,030 ($190/sqft)
Median days on market
128 d
This list price
11% of active listings are priced below it
ARV vs active asking
+2.8% 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
1056
Price-to-rent
10.2×

Monthly cashflow live

Estimated rent
$2,121 high interval (Pro) →
Mortgage (P&I)
−$1,534
Tax est. 1.5%
−$366 /mo · $4,389/yr
Insurance
−$122
HOA
−$0
Vacancy / Maint / Mgmt
−$445
Net cashflow
$-346

Break-even live

Break-even rent $2,559
Max offer price $242,439
Occupancy floor —

Sensitivity live

Price -10% $-144 -5% $-245 +0% $-346 +5% $-448 +10% $-549
Rent -10% $-514 -5% $-430 +0% $-346 +5% $-263 +10% $-179
Rate -1.0pp $-199 -0.5pp $-272 base $-346 +0.5pp $-422 +1.0pp $-499

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
$73,142
Closing costs
$8,777
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 27 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
9871 SE 161st Lane Rd Unit 0 Summerfield, FL 4.0 2.0 1827 $2,200 $1.20 162d 1 0.03mi
9679 SE 157th Ln Summerfield, FL 3.0 2.0 1439 $2,000 $1.39 6d 1 0.25mi
15886 SE 101st Cir Summerfield, FL 5.0 2.0 1708 $2,500 $1.46 154d 1 0.29mi
10324 SE 161st St Summerfield, FL 4.0 2.0 1827 $1,800 $0.99 10d 1 0.52mi
10326 SE 162nd Place Rd Summerfield, FL 3.0 2.0 1419 $2,300 $1.62 154d 1 0.55mi
10326 SE 162nd Place Rd Summerfield, FL 3.0 2.0 1419 $1,600 $1.13 17d 1 0.55mi
10326 SE 162nd Place Rd Summerfield, FL 3.0 2.0 1419 $1,600 $1.13 10d 1 0.55mi
16220 SE 104th Ter Summerfield, FL 3.0 2.0 1776 $1,749 $0.98 2d 1 0.66mi
9990 SE 166th St Summerfield, FL 3.0 2.0 962 $1,395 $1.45 154d 1 0.68mi
15710 SE 92nd Ave Summerfield, FL 3.0 2.0 1232 $1,495 $1.21 10d 1 0.71mi
15710 SE 92nd Ave Summerfield, FL 3.0 2.0 1232 $1,495 $1.21 14d 1 0.71mi
9195 SE 163rd St Summerfield, FL 3.0 2.0 1410 $1,700 $1.21 26d 1 0.75mi
9195 SE 163rd St Summerfield, FL 3.0 2.0 1410 $1,575 $1.12 15d 1 0.75mi
9195 SE 163rd St Summerfield, FL 3.0 2.0 1410 $1,575 $1.12 10d 1 0.75mi
16062 SE 89th Ter Summerfield, FL 3.0 2.0 1521 $1,995 $1.31 9d 1 0.89mi
9523 SE 168th Maplesong Ln The Villages, FL 3.0 2.0 1265 $1,975 $1.56 162d 1 0.97mi
15023 SE 93rd Ct Summerfield, FL 3.0 2.0 1577 $1,699 $1.08 10d 1 1.04mi
16430 SE 89th Ct Summerfield, FL 3.0 2.0 1393 $2,200 $1.58 6d 1 1.05mi
8783 SE 157th Pl Summerfield, FL 3.0 2.0 1664 $1,900 $1.14 10d 1 1.08mi
8721 SE 157th St Summerfield, FL 3.0 2.0 1236 $1,650 $1.33 162d 1 1.17mi
10048 SE Sunset Harbor Rd Summerfield, FL 3.0 1.5 1224 $1,420 $1.16 10d 1 1.19mi
16440 SE 87th Ct Summerfield, FL 3.0 2.0 1661 $1,950 $1.17 51d 1 1.21mi
16440 SE 87th Ct Summerfield, FL 3.0 2.0 1661 $1,950 $1.17 10d 1 1.21mi
17199 SE 97th Ter Summerfield, FL 3.0 2.0 1404 $1,990 $1.42 10d 1 1.26mi
16239 SE 84th Ter Summerfield, FL 3.0 2.0 1800 $2,200 $1.22 10d 1 1.39mi
8364 SE 158th Pl Summerfield, FL 3.0 2.0 1374 $2,000 $1.46 154d 1 1.48mi
8352 SE 158th Pl Summerfield, FL 3.0 2.0 1232 $1,800 $1.46 1d 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. 2026-10-20
    days on market $259,990 Active 164 DOM
  2. 2026-10-19
    days on market $259,990 Active 163 DOM
  3. 2026-10-19
    days on market $259,990 Active 162 DOM
  4. 2026-10-17
    days on market $259,990 Active 161 DOM
  5. 2026-10-16
    days on marketlisting id $259,990 Active 160 DOM
  6. 2026-10-16
    days on market $259,990 Active 161 DOM
  7. 2026-10-15
    pricedays on market $259,990 Active 160 DOM
  8. 2026-10-14
    days on market $265,990 Active 159 DOM
  9. 2026-10-13
    days on market $265,990 Active 158 DOM
  10. 2026-10-12
    days on market $265,990 Active 157 DOM
  11. 2026-10-11
    days on market $265,990 Active 156 DOM
  12. 2026-10-10
    days on market $265,990 Active 155 DOM
  13. 2026-10-09
    days on market $265,990 Active 154 DOM
  14. 2026-10-08
    days on market $265,990 Active 153 DOM
  15. 2026-10-07
    days on market $265,990 Active 152 DOM
  16. 2026-10-07
    days on market $265,990 Active 151 DOM
  17. 2026-10-05
    days on market $265,990 Active 150 DOM
  18. 2026-10-04
    days on market $265,990 Active 149 DOM
  19. 2026-10-03
    days on market $265,990 Active 148 DOM
  20. 2026-10-02
    days on market $265,990 Active 147 DOM
  21. 2026-10-01
    days on market $265,990 Active 146 DOM
  22. 2026-09-30
    days on market $265,990 Active 145 DOM
  23. 2026-09-29
    days on market $265,990 Active 144 DOM
  24. 2026-09-28
    days on market $265,990 Active 143 DOM
  25. 2026-09-27
    days on market $265,990 Active 142 DOM
  26. 2026-09-26
    days on market $265,990 Active 141 DOM
  27. 2026-09-25
    days on market $265,990 Active 140 DOM
  28. 2026-09-24
    days on market $265,990 Active 139 DOM
  29. 2026-09-24
    days on market $265,990 Active 138 DOM
  30. 2026-09-21
    days on market $265,990 Active 136 DOM
  31. 2026-09-20
    days on market $265,990 Active 135 DOM
  32. 2026-09-18
    days on market $265,990 Active 133 DOM
  33. 2026-09-17
    days on market $265,990 Active 132 DOM
  34. 2026-09-16
    days on market $265,990 Active 131 DOM
  35. 2026-09-15
    days on market $265,990 Active 130 DOM
  36. 2026-09-14
    days on market $265,990 Active 129 DOM
  37. 2026-09-13
    days on market $265,990 Active 128 DOM
  38. 2026-09-12
    days on market $265,990 Active 127 DOM
  39. 2026-09-11
    days on market $265,990 Active 126 DOM
  40. 2026-09-05
    days on market $265,990 Active 120 DOM
  41. 2026-09-04
    days on market $265,990 Active 119 DOM
  42. 2026-09-03
    days on market $265,990 Active 118 DOM
  43. 2026-08-31
    days on market $265,990 Active 115 DOM
  44. 2026-08-30
    days on market $265,990 Active 114 DOM
  45. 2026-08-29
    days on market $265,990 Active 113 DOM
  46. 2026-08-28
    days on market $265,990 Active 112 DOM
  47. 2026-08-27
    pricedays on market $265,990 Active 111 DOM
  48. 2026-08-25
    days on market $269,990 Active 109 DOM
  49. 2026-08-24
    days on market $269,990 Active 108 DOM
  50. 2026-08-23
    days on market $269,990 Active 107 DOM

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$25,450
− Mortgage interest
−$16,388
− Property taxes
−$4,389
− Insurance
−$1,463
− Repairs & maintenance
−$2,036
− Management
−$2,036
− Depreciation
−$8,511
Taxable loss
−$9,373
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$2,250
After-tax cash flow
$-1,908/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

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%
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
—

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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…