7370 NW 166th St · Andrews, FL 32693

$125,000

2 bd · 2.0 ba · 728 sqft · Manufactured public records · 59 Days on market

Built 1992 0.70 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 +24.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely renovated 2/1 - includes open cell insulation, drywall, plumbing fixtures & shower, cabinets, appliances, floorings, and on-demand water heater. Settled on almost 3/4 of an acre and includes storage shed - centrally located near Chiefland & Trenton.

Key facts

• Large windows
• Room for gardening
• Outdoor living

Tags

• LARGE WINDOWS
• SURROUNDING ACREAGE
• ROOM FOR GARDENING
• OUTDOOR LIVING
• CLOSE ACCESS TO SUWANNEE RIVER
• NEARBY SPRINGS

Property features AI

Exterior

• Utilities: Well water (private)
• Home design: Residential mobile home
• Construction: Vinyl siding; Metal roof; Built on crawl space
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Cathedral ceilings; Vaulted ceilings; Crawl space
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#840 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D, schools F.
• Levy (rural): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 198 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Levy County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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 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?
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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 7.4

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: 31.0%
• Equity multiple: 3.43×
• Total profit: $85,079
• Equity at exit: $112,610

10-year hold

• IRR: 26.8%
• Equity multiple: 7.78×
• Total profit: $237,200
• Equity at exit: $242,848

Cash invested: $35,000 (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 32693

• Home prices YoY: 14.8%
• Active inventory: 198
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$136 /mo · $1,635/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $267

Break-even live

Break-even rent $1,068

Max offer price $125,000

Occupancy floor 76%

Sensitivity live

Price	-10% $338	-5% $302	+0% $267	+5% $231	+10% $196
Rent	-10% $156	-5% $211	+0% $267	+5% $322	+10% $378
Rate	-1.0pp $330	-0.5pp $299	base $267	+0.5pp $234	+1.0pp $201

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $125,000 Active 59 DOM
2. 2026-06-18
   days on market $125,000 Active 56 DOM
3. 2026-06-17
   days on market $125,000 Active 55 DOM
4. 2026-06-16
   days on market $125,000 Active 54 DOM
5. 2026-06-15
   days on market $125,000 Active 53 DOM
6. 2026-06-14
   days on market $125,000 Active 51 DOM
7. 2026-06-13
   days on market $125,000 Active 50 DOM
8. 2026-06-10
   days on market $125,000 Active 48 DOM
9. 2026-06-09
   days on market $125,000 Active 47 DOM
10. 2026-06-08
    days on market $125,000 Active 46 DOM
11. 2026-06-07
    days on market $125,000 Active 45 DOM
12. 2026-06-05
    days on market $125,000 Active 42 DOM
13. 2026-06-03
    days on market $125,000 Active 41 DOM
14. 2026-06-02
    days on market $125,000 Active 40 DOM
15. 2026-06-01
    days on market $125,000 Active 39 DOM
16. 2026-05-31
    days on market $125,000 Active 38 DOM
17. 2026-05-30
    days on market $125,000 Active 37 DOM
18. 2026-05-07
    status Active
19. 2026-04-07
    status Pending
20. 2026-03-24
    listed $125,000 Active
21. 2024-11-12
    soldstatus $125,000
22. 2024-11-07
    soldstatus $125,000 Closed 272-char remark

    Show marketing remark (272 chars)

    Completely renovated 2/1 - includes open cell insulation, drywall, plumbing fixtures & shower, cabinets, appliances, floorings, and on-demand water heater. Settled on almost 3/4 of an acre and includes storage shed - centrally located near Chiefland & Trenton.

23. 2024-10-06
    price $129,900 272-char remark

    Show marketing remark (272 chars)

    Completely renovated 2/1 - includes open cell insulation, drywall, plumbing fixtures & shower, cabinets, appliances, floorings, and on-demand water heater. Settled on almost 3/4 of an acre and includes storage shed - centrally located near Chiefland & Trenton.

24. 2024-09-19
    price $134,900 272-char remark

    Show marketing remark (272 chars)

    Completely renovated 2/1 - includes open cell insulation, drywall, plumbing fixtures & shower, cabinets, appliances, floorings, and on-demand water heater. Settled on almost 3/4 of an acre and includes storage shed - centrally located near Chiefland & Trenton.

25. 2024-09-07
    price $136,500 272-char remark

    Show marketing remark (272 chars)

    Completely renovated 2/1 - includes open cell insulation, drywall, plumbing fixtures & shower, cabinets, appliances, floorings, and on-demand water heater. Settled on almost 3/4 of an acre and includes storage shed - centrally located near Chiefland & Trenton.

26. 2024-08-12
    price $139,500 272-char remark

    Show marketing remark (272 chars)

    Completely renovated 2/1 - includes open cell insulation, drywall, plumbing fixtures & shower, cabinets, appliances, floorings, and on-demand water heater. Settled on almost 3/4 of an acre and includes storage shed - centrally located near Chiefland & Trenton.

27. 2024-07-28
    listed $149,500 Active 272-char remark

    Show marketing remark (272 chars)

    Completely renovated 2/1 - includes open cell insulation, drywall, plumbing fixtures & shower, cabinets, appliances, floorings, and on-demand water heater. Settled on almost 3/4 of an acre and includes storage shed - centrally located near Chiefland & Trenton.

28. 2013-08-28
    soldstatus $16,501 170-char remark

    Show marketing remark (170 chars)

    Affordable living here in almost a full acre of privacy located on a paved road in the Trenton / Fanning Springs area! This 2 bedroom mobile home is just waiting for you!

29. 2013-08-28
    soldstatus $16,501

    Show marketing remark (170 chars)

    Affordable living here in almost a full acre of privacy located on a paved road in the Trenton / Fanning Springs area! This 2 bedroom mobile home is just waiting for you!

30. 2013-06-28
    listed $15,000 170-char remark

    Show marketing remark (170 chars)

    Affordable living here in almost a full acre of privacy located on a paved road in the Trenton / Fanning Springs area! This 2 bedroom mobile home is just waiting for you!

31. 2013-06-28
    listed $15,000

    Show marketing remark (170 chars)

    Affordable living here in almost a full acre of privacy located on a paved road in the Trenton / Fanning Springs area! This 2 bedroom mobile home is just waiting for you!

32. 2000-08-29
    soldstatus $24,000
33. 1998-05-05
    soldstatus $25,000

ⓘ 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: $1,635 · $136/mo
• Projected year-2 tax: $1,635 · $136/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 ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,871
• − Mortgage interest: −$7,002
• − Property taxes: −$1,635
• − Insurance: −$625
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$3,636
• Taxable income: $1,273
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $2,896/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: Levy
• NCES district ID: 1201140
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,254
• Composite: 36.42/100
• National rank: #4673
• State rank: #54 of 73 in FL

Livability — Andrews

• Score: 58/100
• State rank: #840
• US rank: #20876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,692

Population outlook (Levy County) Hauer SSP2

• Today (2025): 36,536 people
• By 2030: 34,498 · -5.6%
• By 2040: 30,294 · -17.1%
• By 2050: 26,368 · -27.8%
• By 2075: 19,003 · -48.0%
• By 2100: 13,169 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Levy

• 2024 margin: Solid R (+50.3) · D 24.6% · R 74.8%
• 2008→2024 swing: -23.3pp toward R · 2008: -26.9pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.6 2016: R+44.8 2012: R+32.2 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.81%
• Current HPI: 363.4299
• 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

+400.0% since first listed

16 events — show timeline

• 2026-05-07 Relisted — DGLMLS
• 2026-04-07 Pending — DGLMLS
• 2026-03-24 Listed $125,000 DGLMLS
• 2024-11-12 Sold (Public Records) $125,000 Public Records
• 2024-11-07 Sold (MLS) $125,000 DGLMLS
• 2024-10-06 Price Changed $129,900 DGLMLS
• 2024-09-19 Price Changed $134,900 DGLMLS
• 2024-09-07 Price Changed $136,500 DGLMLS
• 2024-08-12 Price Changed $139,500 DGLMLS
• 2024-07-28 Listed $149,500 DGLMLS
• 2013-08-28 Sold (MLS) $16,501 DGLMLS
• 2013-08-28 Sold (MLS) $16,501 Stellar MLS as Distributed by MLS Grid
• 2013-06-28 Listed $15,000 DGLMLS
• 2013-06-28 Listed $15,000 Stellar MLS as Distributed by MLS Grid
• 2000-08-29 Sold (Public Records) $24,000 Public Records
• 1998-05-05 Sold (Public Records) $25,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,635 · +309.9% YoY. Source: county tax records.