1361 Overseas Hwy Unit G5 · Marathon, FL 33050

$135,000

2 bd · 2.0 ba · 748 sqft · SingleFamily · 145 Days on market

Built 1991

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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 +14.1/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quaint 2 bedroom 2 bath split floor plan mobile home in Galway Bay - a 55+ gated community. Large screened in Patio, lush garden landscaping and laundry in Shed. Option Marina Access at additional fee. THIS IS A LAND LEASE COMMUNITY AND NO REAL ESTATE CONVEYS. Seller Financing with 50% down will be considered.

Key facts

• Gated community
• Laundry in shed
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• GATED COMMUNITY
• SCREENED IN PATIO
• LUSH GARDEN LANDSCAPING
• LAUNDRY IN SHED
• MARINA ACCESS

Property features AI

Finance

• HOA & community: Jogging path; Manager on site; Community room; Trash and common areas included in association fee; Senior community; Pets allowed with breed restrictions

Exterior

• Utilities: Three phase electric; Public sewer; Cable available; Sewer available
• Home design: Manufactured home; Single-story; Faces west; Resale
• Construction: Modular construction; 748 living area (owner source)
• Exterior features: Screened patio; Patio; Shed(s); Fenced

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Linoleum; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $19 ($230/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 $121k (10.7% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#761 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B; Watch: employment D+, amenities F, commute F.
• Monroe (town): math 50% / reading 55% proficiency, ranked #23 of 73 in FL (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 386 active listings in the ZIP; 332 units permitted in Monroe County in 2024 (42 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Monroe County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $686,664
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
779 26th Street Ocean	0.73mi	2/2.0	684 (-9%)	5mo	$575,000	$841	47
427 26Th Street Ocean	0.72mi	2/1.0	850 (+14%)	17mo	$780,000	$918	25

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-20,639
• Equity at exit: $20,129

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-16,328
• Equity at exit: $11,672

Cash invested: $37,800 (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 33050

• Active inventory: 386
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $19

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 93%

Sensitivity live

Price	-10% $112	-5% $66	+0% $19	+5% $-28	+10% $-74
Rent	-10% $-76	-5% $-28	+0% $19	+5% $67	+10% $114
Rate	-1.0pp $87	-0.5pp $53	base $19	+0.5pp $-16	+1.0pp $-51

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $135,000 Active 145 DOM
2. 2026-06-19
   days on market $135,000 Active 142 DOM
3. 2026-06-18
   days on market $135,000 Active 141 DOM
4. 2026-06-17
   days on market $135,000 Active 140 DOM
5. 2026-06-16
   days on market $135,000 Active 139 DOM
6. 2026-06-15
   days on market $135,000 Active 138 DOM
7. 2026-06-14
   days on market $135,000 Active 136 DOM
8. 2026-06-13
   days on market $135,000 Active 135 DOM
9. 2026-06-10
   days on market $135,000 Active 133 DOM
10. 2026-06-09
    days on market $135,000 Active 132 DOM
11. 2026-06-08
    days on market $135,000 Active 131 DOM
12. 2026-06-07
    days on market $135,000 Active 130 DOM
13. 2026-06-05
    days on market $135,000 Active 127 DOM
14. 2026-06-03
    days on market $135,000 Active 126 DOM
15. 2026-06-02
    days on market $135,000 Active 125 DOM
16. 2026-06-01
    days on market $135,000 Active 124 DOM
17. 2026-05-31
    days on market $135,000 Active 123 DOM
18. 2026-05-30
    days on market $135,000 Active 122 DOM
19. 2026-01-24
    listed $135,000 Active

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

Taxation est. · year 1

• Rental income: $14,462
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$3,927
• Taxable loss: −$2,041
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $720/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: Monroe
• NCES district ID: 1201320
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $56,955
• Composite: 45.51/100
• National rank: #2608
• State rank: #23 of 73 in FL

Livability — Marathon

• Score: 62/100
• State rank: #761
• US rank: #16839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marathon, FL
• Population (ZIP): 10,586

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 90,706 people
• By 2030: 96,308 · +6.2%
• By 2040: 106,565 · +17.5%
• By 2050: 116,500 · +28.4%
• By 2075: 141,423 · +55.9%
• By 2100: 151,947 · +67.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 31% Two or more races 19% Black 4%
• Hispanic origin (detail): Mexican 3% Cuban 20%
• Common ancestry: Lithuanian 4% Romanian 4% Slovak 2%
• Foreign-born: 24% · Canada, Dominican Republic, Jamaica
• Languages at home: 75% English-only · Spanish 22% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Monroe

• 2024 margin: R (+18.3) · D 40.5% · R 58.8%
• 2008→2024 swing: -23.2pp toward R · 2008: 4.9pp · 2024: -18.3pp
• All cycles: 2024: R+18.3 2020: R+7.9 2016: R+6.9 2012: D+0.4 2008: D+4.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -353.29%
• Current HPI: 170.3692
• 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

1 event — show timeline

• 2026-01-24 Listed $135,000 Beaches MLS