1809 NE 162nd St · Reddick, FL 32113

$159,900

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 54 Days on market

Built 1996 8,276 sqft lot $167/sqft · 66% above area

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Why this score? — see what drove the D+ 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.8/10.0
• 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 ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

Key facts

• New kitchen
• Large island
• Updated bathrooms

Tags

• NEW KITCHEN
• GRANITE COUNTERTOPS
• LARGE ISLAND
• NEW STAINLESS STEEL APPLIANCES
• UPDATED BATHROOMS
• WALK-IN GLASS SHOWERS

Property features AI

Finance

• Other: Property type: Residential — Manufactured Home; Lot about 0.19 acres (0 to less than 1/4 acre); Living area about 960 sq ft (building area 1,082 sq ft); Homestead exempt; Zoning: R4; Property ID available
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA/association

Exterior

• Parking: No parking details listed
• Security: No security features listed
• Utilities: Public water; Septic tank sewer; Electricity available; Phone available; Water available
• Home design: Manufactured home; One story; Faces northeast
• Construction: Vinyl siding with frame construction; Shingle roof; Other foundation
• Exterior features: Storage; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Open floorplan; Electric fireplace; Storage
• Laundry & utility: No laundry room listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (12.2% below list).
• Recommended offer: $140k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.2% 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, 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.
• Zoned schools: Sparr Elementary School (math 42% / reading 42%, grade F, #1,403 of 2,144 statewide, top 67%, 425 students, 67% FRL); North Marion Middle School (math 35% / reading 34%, grade F, #421 of 571 statewide, top 74%, 803 students, 72% FRL); North Marion High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,303 students, 66% FRL).
• Market conditions: 144 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 $1k of loan paydown is wiped out by about $5k 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 54 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 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 $48k; list at $160k implies a 233% 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; major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,457 (12.2% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $96,254
• List price: $159,900
• Delta: 66.12%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-16,369
• Equity at exit: $23,842

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,158
• Equity at exit: $13,825

Cash invested: $44,772 (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: 144
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $151

Break-even live

Break-even rent $1,214

Max offer price $159,900

Occupancy floor 84%

Sensitivity live

Price	-10% $241	-5% $196	+0% $151	+5% $106	+10% $60
Rent	-10% $40	-5% $95	+0% $151	+5% $206	+10% $262
Rate	-1.0pp $231	-0.5pp $192	base $151	+0.5pp $109	+1.0pp $67

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $159,900 Active 54 DOM
2. 2026-06-18
   days on market $159,900 Active 51 DOM
3. 2026-06-17
   days on market $159,900 Active 50 DOM
4. 2026-06-16
   days on market $159,900 Active 49 DOM
5. 2026-06-15
   days on market $159,900 Active 48 DOM
6. 2026-06-14
   days on market $159,900 Active 46 DOM
7. 2026-06-13
   days on market $159,900 Active 45 DOM
8. 2026-06-10
   days on market $159,900 Active 43 DOM
9. 2026-06-09
   days on market $159,900 Active 42 DOM
10. 2026-06-08
    days on market $159,900 Active 41 DOM
11. 2026-06-07
    days on market $159,900 Active 40 DOM
12. 2026-06-03
    days on market $159,900 Active 36 DOM
13. 2026-06-02
    days on market $159,900 Active 35 DOM
14. 2026-06-01
    days on market $159,900 Active 34 DOM
15. 2026-05-31
    days on market $159,900 Active 33 DOM
16. 2026-05-30
    days on market $159,900 Active 32 DOM
17. 2026-04-28
    listed $159,900 Active 760-char remark
18. 2025-12-19
    soldstatus $48,000 Closed 356-char remark

    Show marketing remark (356 chars)

    INVESTOR ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

19. 2025-12-16
    status Pending 356-char remark

    Show marketing remark (356 chars)

    INVESTOR ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

20. 2025-11-06
    price $47,500 356-char remark

    Show marketing remark (356 chars)

    INVESTOR ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

21. 2025-11-03
    price $47,900 356-char remark

    Show marketing remark (356 chars)

    INVESTOR ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

22. 2025-10-27
    price $48,400 356-char remark

    Show marketing remark (356 chars)

    INVESTOR ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

23. 2025-10-25
    status Active 356-char remark

    Show marketing remark (356 chars)

    INVESTOR ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

24. 2025-10-13
    historical 356-char remark

    Show marketing remark (356 chars)

    INVESTOR ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

25. 2025-10-06
    price $48,900 356-char remark

    Show marketing remark (356 chars)

    INVESTOR ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

26. 2025-10-02
    price $49,900 356-char remark

    Show marketing remark (356 chars)

    INVESTOR ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

27. 2025-09-08
    price $52,700 356-char remark

    Show marketing remark (356 chars)

    INVESTOR ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

28. 2025-09-02
    price $52,800 356-char remark

    Show marketing remark (356 chars)

    INVESTOR ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

29. 2025-08-25
    price $52,900 356-char remark

    Show marketing remark (356 chars)

    INVESTOR ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

30. 2025-08-19
    price $53,900 356-char remark

    Show marketing remark (356 chars)

    INVESTOR ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

31. 2025-08-14
    listed $54,500 Active 356-char remark

    Show marketing remark (356 chars)

    INVESTOR ALERT! Spacious 3-bedroom, 2-bath double-wide mobile home in a thriving community. This property offers great potential for investors or buyers ready to customize their dream home. It needs a new roof and some updates, but features a generous layout and plenty of living space. Don’t miss this opportunity, schedule your showing today!"

32. 2025-04-24
    soldstatus $23,200 Closed

    Show marketing remark (353 chars)

    Act Fast! This spacious 3-bedroom, 2-bath double-wide mobile home is a fantastic opportunity in a thriving community. While it needs some work, the potential is huge! With plenty of space and great value, this property is for investors or anyone looking to create their dream home. Don’t miss out – schedule today before it’s too late!

33. 2025-03-17
    status Pending

    Show marketing remark (353 chars)

    Act Fast! This spacious 3-bedroom, 2-bath double-wide mobile home is a fantastic opportunity in a thriving community. While it needs some work, the potential is huge! With plenty of space and great value, this property is for investors or anyone looking to create their dream home. Don’t miss out – schedule today before it’s too late!

34. 2025-03-13
    listed $35,000 Active

    Show marketing remark (353 chars)

    Act Fast! This spacious 3-bedroom, 2-bath double-wide mobile home is a fantastic opportunity in a thriving community. While it needs some work, the potential is huge! With plenty of space and great value, this property is for investors or anyone looking to create their dream home. Don’t miss out – schedule today before it’s too late!

35. 1996-10-30
    soldstatus $10,000
36. 1995-12-18
    soldstatus $47,000

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$684/yr (+$57/mo · 106.5%)

ⓘ 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 6 d/yr ≥108°F today · 18 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: $16,855
• − Mortgage interest: −$8,957
• − Property taxes: −$643
• − Insurance: −$800
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$4,652
• Taxable loss: −$893
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $2,025/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

+240.2% since first listed

20 events — show timeline

• 2026-04-28 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Sold (MLS) $48,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $47,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Price Changed $47,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $48,400 Stellar MLS as Distributed by MLS Grid
• 2025-10-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $48,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Price Changed $49,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Price Changed $52,700 Stellar MLS as Distributed by MLS Grid
• 2025-09-02 Price Changed $52,800 Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Price Changed $52,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Price Changed $53,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Listed $54,500 Stellar MLS as Distributed by MLS Grid
• 2025-04-24 Sold (MLS) $23,200 Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-13 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 1996-10-30 Sold (Public Records) $10,000 Public Records
• 1995-12-18 Sold (Public Records) $47,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $643 · +53.7% YoY. Source: county tax records.