4547 SW 128th Pl · Ridge Manor, FL 33597

$155,900

4 bd · 2.5 ba · 756 sqft · Manufactured public records · 208 Days on market

Built 1983 2.75 ac lot ↓ 48% since listing

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller is Motivated! Price Improvement in place! Income Producing Property with Options to Build More! Love Nature? Dreaming of Your Own Homestead? Perfect for an Investor to purchase, as it's already generating an income! Currently has one renter and one vacant home to rent or live in while building a home on another lot. Welcome to your future sanctuary in the woods! This beautiful multi-lot property spans close to 3 acres including County land and easements, across 5 lots, offering the perfect blend of seclusion and convenience. Tucked away in the peaceful countryside, you'll enjoy the quiet life, yet you're only 10–15 minutes from town for shopping, dining, farm supplies, and mor

Key facts

• Two homes
• Easy access to i-75
• Multi-lot property

Tags

• MULTI-LOT PROPERTY
• 3 ACRES
• TWO HOMES
• EASY ACCESS TO I-75
• EASY ACCESS TO FL TURNPIKE
• EASY ACCESS TO HWY 301

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Other structures: Additional single family home on property; Zoning: RR1; Two wells; Two septic systems; Living area reported as 1,400 sq ft (building area 1,700 sq ft)
• HOA & community: No association; Pets allowed

Exterior

• Utilities: Well water; Septic tank; Electricity connected; Water connected; Phone available; Broadband/high-speed internet available
• Home design: Manufactured home (single wide); Fixer condition; One story; Faces west; Entry level: 1
• Lot details: Approximately 2.75 acres (2 to less than 5 acres); Wooded with oak trees; Conservation area; In county; Street dead-end; Unpaved/dirt road; Private maintained road; Pond view and pond access
• Construction: Metal frame with metal siding; Metal roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Private mailbox; No patio or porch

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No central heating; Wall/window unit(s) for cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry; Inside utility

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $156k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $137k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.3% in Ridge Manor — 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 63/100 on livability (#736 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D, amenities F.
• Sumter (rural): math 61% / reading 61% proficiency, ranked #11 of 73 in FL (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Webster Elementary School (math 61% / reading 51%, grade C+, #832 of 2,144 statewide, top 40%, 748 students, 68% FRL); South Sumter High School (math 33% / reading 48%, grade F, #294 of 667 statewide, top 44%, 1,045 students, 52% FRL).
• Zoned-school proficiency averages 48% at this address vs 61% district-wide (-13 pts) — the specific schools serving this property underperform the Sumter average; the district grade overstates school quality for this exact location.
• Market conditions: 302 active listings in the ZIP; 3,961 units permitted in Sumter County in 2024 (248 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.
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $144k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $137,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 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. 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?
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: 1.06% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.8%
• Equity multiple: 0.90×
• Total profit: $-4,583
• Equity at exit: $23,245

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $22,546
• Equity at exit: $13,479

Cash invested: $43,652 (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 33597

• Home prices YoY: -5.2%
• Active inventory: 302
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,656 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $325

Break-even live

Break-even rent $1,245

Max offer price $155,900

Occupancy floor 75%

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-03
   status Pending
2. 2026-03-06
   price $155,900
3. 2026-02-17
   price $160,900
4. 2026-02-09
   status Active
5. 2026-02-04
   status Pending
6. 2026-01-26
   price $199,900
7. 2025-12-30
   price $229,900
8. 2025-09-30
   listed $299,900 Active

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,294 · $108/mo
• Expected delta: +$86/yr (+$7/mo · 7.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,874
• − Mortgage interest: −$8,733
• − Property taxes: −$1,208
• − Insurance: −$780
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$4,535
• Taxable income: $1,439
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $3,557/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: Sumter
• NCES district ID: 1201800
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $48,240
• Composite: 51.74/100
• National rank: #1682
• State rank: #11 of 73 in FL

Livability — Ridge Manor

• Score: 63/100
• State rank: #736
• US rank: #15912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,424

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 161,172 people
• By 2030: 180,083 · +11.7%
• By 2040: 209,892 · +30.2%
• By 2050: 234,186 · +45.3%
• By 2075: 284,602 · +76.6%
• By 2100: 317,039 · +96.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 8% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Serbian 3% Italian 2% Iranian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Sumter

• 2024 margin: Solid R (+37.6) · D 30.9% · R 68.6%
• 2008→2024 swing: -10.6pp toward R · 2008: -27.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+36.1 2016: R+39.2 2012: R+34.9 2008: R+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.59%
• Current HPI: 282.5139
• 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

-48.0% since first listed

8 events — show timeline

• 2026-05-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $155,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $160,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Listed $299,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $1,208 · +12.3% YoY. Source: county tax records.