9949 SE 309th Ave · Pittman, FL 32702

$60,000

2 bd · 1.0 ba · 576 sqft · Manufactured public records · 81 Days on market

Built 1975 0.34 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Handyman Special – Motivated Seller! Cash Only Opportunity Unlock the potential in this 1975 mobile home—perfect for investors, flippers, or buyers ready to bring their vision to life. This 2-bedroom, 1.5-bath property offers a solid layout and plenty of opportunity for renovation and customization. Situated on a spacious lot, the property includes multiple outbuildings, providing extra storage, workshop space, or creative possibilities. With some TLC, this home could be transformed into a comfortable residence or income-producing property. Seller is highly motivated—bring your offers! Cash only sale. Property is being sold as-is. Don’t miss this affordable opportunity to create value and make it your own!

Key facts

• Workshop space
• Extra storage
• Spacious lot

Tags

• SPACIOUS LOT
• MULTIPLE OUTBUILDINGS
• EXTRA STORAGE
• WORKSHOP SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#885 in FL) — a working-class tenant base; expect higher turnover. Strengths: crime A+; Watch: schools F, amenities F, commute 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: 35 active listings in the ZIP; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 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 $8k; list at $60k implies a 606% 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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.68% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.38%
• DSCR: 2.31
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.6%
• Equity multiple: 4.50×
• Total profit: $58,869
• Equity at exit: $54,053

10-year hold

• IRR: 40.5%
• Equity multiple: 10.09×
• Total profit: $152,752
• Equity at exit: $116,567

Cash invested: $16,800 (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 32702

• Home prices YoY: 3.3%
• Active inventory: 35
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $411

Break-even live

Break-even rent $485

Max offer price $60,000

Occupancy floor 54%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $60,000 Active 81 DOM
2. 2026-06-17
   days on market $60,000 Active 80 DOM
3. 2026-06-16
   days on market $60,000 Active 79 DOM
4. 2026-06-15
   days on market $60,000 Active 78 DOM
5. 2026-06-14
   days on market $60,000 Active 76 DOM
6. 2026-06-13
   days on market $60,000 Active 75 DOM
7. 2026-06-10
   days on market $60,000 Active 73 DOM
8. 2026-06-09
   days on market $60,000 Active 72 DOM
9. 2026-06-08
   days on market $60,000 Active 71 DOM
10. 2026-06-07
    days on market $60,000 Active 70 DOM
11. 2026-06-03
    days on market $60,000 Active 66 DOM
12. 2026-06-02
    days on market $60,000 Active 65 DOM
13. 2026-06-01
    days on market $60,000 Active 64 DOM
14. 2026-05-31
    days on market $60,000 Active 63 DOM
15. 2026-05-30
    days on market $60,000 Active 62 DOM
16. 2026-04-03
    status Active 740-char remark

    Show marketing remark (740 chars)

    Handyman Special – Motivated Seller! Cash Only Opportunity Unlock the potential in this 1975 mobile home—perfect for investors, flippers, or buyers ready to bring their vision to life. This 2-bedroom, 1.5-bath property offers a solid layout and plenty of opportunity for renovation and customization. Situated on a spacious lot, the property includes multiple outbuildings, providing extra storage, workshop space, or creative possibilities. With some TLC, this home could be transformed into a comfortable residence or income-producing property. Seller is highly motivated—bring your offers! Cash only sale. Property is being sold as-is. Don’t miss this affordable opportunity to create value and make it your own!

17. 2026-03-29
    status Pending 740-char remark

    Show marketing remark (740 chars)

    Handyman Special – Motivated Seller! Cash Only Opportunity Unlock the potential in this 1975 mobile home—perfect for investors, flippers, or buyers ready to bring their vision to life. This 2-bedroom, 1.5-bath property offers a solid layout and plenty of opportunity for renovation and customization. Situated on a spacious lot, the property includes multiple outbuildings, providing extra storage, workshop space, or creative possibilities. With some TLC, this home could be transformed into a comfortable residence or income-producing property. Seller is highly motivated—bring your offers! Cash only sale. Property is being sold as-is. Don’t miss this affordable opportunity to create value and make it your own!

18. 2026-03-23
    listed $60,000 Active 740-char remark

    Show marketing remark (740 chars)

    Handyman Special – Motivated Seller! Cash Only Opportunity Unlock the potential in this 1975 mobile home—perfect for investors, flippers, or buyers ready to bring their vision to life. This 2-bedroom, 1.5-bath property offers a solid layout and plenty of opportunity for renovation and customization. Situated on a spacious lot, the property includes multiple outbuildings, providing extra storage, workshop space, or creative possibilities. With some TLC, this home could be transformed into a comfortable residence or income-producing property. Seller is highly motivated—bring your offers! Cash only sale. Property is being sold as-is. Don’t miss this affordable opportunity to create value and make it your own!

19. 1992-05-01
    soldstatus $8,500

ⓘ 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: $524 · $44/mo
• Projected year-2 tax: $524 · $44/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 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,070
• − Mortgage interest: −$3,361
• − Property taxes: −$524
• − Insurance: −$300
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$1,745
• Taxable income: $4,208
• Est. tax owed @ 24.0%: −$1,010
• After-tax cash flow: $3,926/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 — Pittman

• Score: 52/100
• State rank: #885
• US rank: #25007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,732

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Black 3% Two or more races 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Portuguese 4% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 12.23%
• Current HPI: 383.8128
• 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

+605.9% since first listed

4 events — show timeline

• 2026-04-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Listed $60,000 Stellar MLS as Distributed by MLS Grid
• 1992-05-01 Sold (Public Records) $8,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $524 · +67.9% YoY. Source: county tax records.