6555 SW 165th Ct · Rainbow Springs, FL 34481

$225,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 38 Days on market

Built 2007 1.01 ac lot $208/sqft · 10% below area Est $251k · 10% under

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Why this score? — see what drove the C- 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 +18.4/30.0
• ARV discount +12.2/15.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ROOF 2025 - Tucked away in Westwood Acres South, this private 1-acre property offers peaceful country living with beautiful sunset views and a stunning backdrop of a 16,000-acre cattle farm behind the home. Built in 2007, this double-wide mobile home is move-in ready and packed with extras for anyone looking for space, privacy, and a true homestead feel. Inside, you’ll find laminate flooring throughout the main living areas, carpet in the bedrooms, and a spacious primary suite with a walk-in closet. The home also includes washer and dryer, and all furniture conveys, making this an easy transition for a full-time residence, seasonal getaway, or investment opportunity. Outside is where

Key facts

• Laminate flooring
• Sunset views
• Move in ready

Tags

• PRIVATE 1 ACRE PROPERTY
• SUNSET VIEWS
• 16 THOUSAND ACRE CATTLE FARM
• MOVE IN READY
• LAMINATE FLOORING
• SPACIOUS PRIMARY SUITE

Property features AI

Finance

• Other: Furnished; Homestead status; Lot approximately 1.01 acres (1 to <2 acres); Limerock road surface; public maintained road

Exterior

• Parking: Covered, oversized parking; 2-car garage
• Utilities: Well water; Septic tank; Electricity connected; Water connected
• Home design: Residential manufactured home (double wide); One story; Faces west; Entry on front porch
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built as double wide manufactured home
• Exterior features: Deck; Front porch; Rear porch; Porch; Fire pit; Outdoor grill; Lighting; Private mailbox; Rain barrel / cistern; Rain gutters; Storage; Chain link fencing; Mature landscaping with trees; Wooded areas; Private, unpaved lot

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator; Freezer; Exhaust fan
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room / dining room combo; Open floorplan; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/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 $208k (7.5% below list).
• Recommended offer: $208k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.7% in Rainbow Springs — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Dunnellon Elementary School (math 46% / reading 48%, grade D-, #1,191 of 2,144 statewide, top 57%, 580 students, 61% FRL); Dunnellon Middle School (math 48% / reading 42%, grade D, #310 of 571 statewide, top 56%, 678 students, 68% FRL); Dunnellon High School (math 30% / reading 32%, grade F, #429 of 667 statewide, top 65%, 1,350 students, 63% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 1161 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 44% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 38 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $208,104 (7.5% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 8% 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. 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: 0.92% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (median comp): $251,311
• List price: $225,000
• Delta: -10.47%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5837 SW 167th Ave	0.52mi	3/2.0	1,188 (+10%)	1mo	$225,000	$189	58

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-23,045
• Equity at exit: $33,548

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,914
• Equity at exit: $19,454

Cash invested: $63,000 (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 34481

• Home prices YoY: -25.2%
• Active inventory: 1161
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,081 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$159 /mo · $1,908/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $211

Break-even live

Break-even rent $1,814

Max offer price $225,000

Occupancy floor 85%

Sensitivity live

Price	-10% $339	-5% $275	+0% $211	+5% $148	+10% $84
Rent	-10% $47	-5% $129	+0% $211	+5% $294	+10% $376
Rate	-1.0pp $325	-0.5pp $269	base $211	+0.5pp $153	+1.0pp $94

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6944 SW 179th Court Rd Dunnellon, FL	3.0	2.0	1474	$3,300	$2.24	15d	1	1.43mi

Listing history 17 events

1. 2026-06-21
   days on market $225,000 Active 38 DOM
2. 2026-06-18
   days on market $225,000 Active 35 DOM
3. 2026-06-17
   days on market $225,000 Active 34 DOM
4. 2026-06-16
   days on market $225,000 Active 33 DOM
5. 2026-06-15
   days on market $225,000 Active 32 DOM
6. 2026-06-14
   days on market $225,000 Active 30 DOM
7. 2026-06-13
   days on market $225,000 Active 29 DOM
8. 2026-06-10
   days on market $225,000 Active 27 DOM
9. 2026-06-09
   days on market $225,000 Active 26 DOM
10. 2026-06-08
    days on market $225,000 Active 25 DOM
11. 2026-06-07
    days on market $225,000 Active 24 DOM
12. 2026-06-03
    days on market $225,000 Active 20 DOM
13. 2026-06-02
    days on market $225,000 Active 19 DOM
14. 2026-06-01
    days on market $225,000 Active 18 DOM
15. 2026-05-31
    days on market $225,000 Active 17 DOM
16. 2026-05-30
    days on market $225,000 Active 16 DOM
17. 2026-05-14
    listed $225,000 Active 1536-char remark

ⓘ 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: $1,908 · $159/mo
• Projected year-2 tax: $1,908 · $159/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,972
• − Mortgage interest: −$12,603
• − Property taxes: −$1,908
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$6,545
• Taxable loss: −$1,205
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $2,825/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 — Rainbow Springs

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Marion County · 315,796 people
• Metro: Ocala, FL
• Population (ZIP): 26,782
• Household income: $57,324
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 313.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -67.48%
• Current HPI: 199.986
• Rent YoY: —
• Metro: Ocala, FL
• 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

• 2026-05-14 Listed $225,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $1,908 · +14.5% YoY. Source: county tax records.