13530 SW 87th St · Archer, FL 32618

$229,000

4 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 9 Days on market

Built 1998 1.21 ac lot

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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 +15.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• DSCR +4.9/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This is a Certified Pre-Owned Home -- and that changes everything. Before you ever make an offer, a licensed home inspector has already been through this home top to bottom. You will be provided with this full clean report prior to viewing at no cost. No surprises. No guessing. Just confidence. And it doesn't stop there -- your purchase comes with a 12-month Home Warranty AND our 18-month Satisfaction Guarantee: love this home, or we will buy it back or sell it for free. You won't find that anywhere else. As an added bonus you also qualify for a 1% lender credit at closing if you use our preferred lender.   Welcome to this wonderful 4-bedroom, 2-bathroom mobile home located in the p

Key facts

• Agricultural zoning
• 1.21 acre lot
• Built 1998

Tags

• PRIVATE ROLLING K SUBDIVISION
• 1.21 HIGH AND DRY ACRES
• AGRICULTURAL ZONING
• NO HOA OR DEED RESTRICTIONS
• ROOF INSTALLED IN JUNE 2022
• HVAC SYSTEM REPLACED IN 2016

Property features AI

Finance

• Other: Property type: Residential (Manufactured Home); Lot is zoned for horses; Approximately 1.21 acres (1 to less than 2 acres); Oak trees on the property
• HOA & community: No association; Pets allowed; Development: Rolling K

Exterior

• Parking: Paved driveway
• Utilities: Water from well; Septic tank sewer; Electricity connected
• Home design: Manufactured double-wide home; Single-story; Faces east; Completed condition; Entry level: One
• Construction: Vinyl siding with frame construction; Shingle roof; Pillar/post/pier foundation; Built as a double-wide manufactured home
• Exterior features: Front porch; Wire fencing; Cleared, landscaped and level yard; Oversized lot; Paved access (asphalt)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Split bedroom layout; Vaulted ceilings; Walk-in closets; Wood-burning fireplace in the family room
• Laundry & utility: Inside laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $205k (10.4% below list).
• Recommended offer: $205k (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#676 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D+, health & safety D, amenities F.
• Alachua (urban): math 49% / reading 54% proficiency, ranked #30 of 73 in FL (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Archer Elementary (math 61% / reading 60%, grade B-, #664 of 2,144 statewide, top 32%, 457 students, 58% FRL); Oak View Middle School (math 58% / reading 59%, grade B, #148 of 571 statewide, top 26%, 964 students, 49% FRL); Newberry High School (math 35% / reading 54%, grade F, #237 of 667 statewide, top 36%, 728 students, 50% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 135 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.6% local appreciation)).
• Alachua County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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.
• Current owner paid $100k; list at $229k implies a 129% 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; severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,213 (10.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.10×
• Total profit: $6,522
• Equity at exit: $73,442

10-year hold

• IRR: 7.0%
• Equity multiple: 1.81×
• Total profit: $51,882
• Equity at exit: $94,035

Cash invested: $64,120 (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 32618

• Home prices YoY: 0.2%
• Active inventory: 135
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,052 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$220 /mo · $2,636/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $105

Break-even live

Break-even rent $1,919

Max offer price $229,000

Occupancy floor 90%

Sensitivity live

Price	-10% $235	-5% $170	+0% $105	+5% $40	+10% $-24
Rent	-10% $-57	-5% $24	+0% $105	+5% $186	+10% $267
Rate	-1.0pp $221	-0.5pp $163	base $105	+0.5pp $46	+1.0pp $-14

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $229,000 Active 9 DOM
2. 2026-06-18
   days on market $229,000 Active 6 DOM
3. 2026-06-17
   days on market $229,000 Active 5 DOM
4. 2026-06-16
   days on market $229,000 Active 4 DOM
5. 2026-06-15
   days on market $229,000 Active 3 DOM
6. 2026-06-13
   remarks 694-char remark
7. 2026-06-13
   listed $229,000 Active 1 DOM

ⓘ 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: $2,636 · $220/mo
• Projected year-2 tax: $2,636 · $220/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,626
• − Mortgage interest: −$12,828
• − Property taxes: −$2,636
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$6,662
• Taxable loss: −$2,585
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $1,883/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: Alachua
• NCES district ID: 1200030
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $42,683
• Composite: 43.31/100
• National rank: #3038
• State rank: #30 of 73 in FL

Livability — Archer

• Score: 64/100
• State rank: #676
• US rank: #13964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,340
• Population (ZIP): 7,340

Population outlook (Alachua County) Hauer SSP2

• Today (2025): 289,834 people
• By 2030: 305,873 · +5.5%
• By 2040: 335,246 · +15.7%
• By 2050: 364,719 · +25.8%
• By 2075: 436,665 · +50.7%
• By 2100: 482,920 · +66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Alachua

• 2024 margin: Strong D (+21.0) · D 59.7% · R 38.8% · Other 1.5%
• 2008→2024 swing: -0.6pp no change · 2008: 21.6pp · 2024: 21.0pp
• All cycles: 2024: D+21.0 2020: D+27.2 2016: D+22.5 2012: D+17.3 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.60%
• Current HPI: 321.3332
• 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

+1479.3% since first listed

15 events — show timeline

• 2026-06-12 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-10-07 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-07-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-16 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2022-06-16 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-12 Listed $98,000 Stellar MLS as Distributed by MLS Grid
• 2010-12-02 Sold (Public Records) $100,000 Public Records
• 2003-12-30 Sold (Public Records) $90,300 Public Records
• 2003-12-22 Sold (MLS) $90,250 Stellar MLS as Distributed by MLS Grid
• 2003-05-07 Listed $98,500 Stellar MLS as Distributed by MLS Grid
• 1998-08-28 Sold (Public Records) $22,500 Public Records
• 1995-05-25 Sold (Public Records) $14,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,636 · +3.7% YoY. Source: county tax records.