1361 Overseas Hwy Unit Io · Marathon, FL 33050

$99,900

1 bd · 1.0 ba · 468 sqft · Manufactured · 152 Days on market

Built 2020 14 ac lot ↓ 26% 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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Coastal-inspired and spotlessly clean 1BR/1BA mobile home on a desirable corner lot in a gated 55+ community. Features an oversized porch perfect for relaxing and entertaining. Optional marina access is available for an additional fee. THIS IS A LAND LEASE COMMUNITY AND NO REAL ESTATE CONVEYS

Key facts

• Gated community
• Oversized porch
• Corner lot

Tags

• CORNER LOT
• GATED COMMUNITY
• OVERSIZED PORCH
• OPTIONAL MARINA ACCESS

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Community amenities include boating, on-site manager, bike storage, community room, and street lights; Senior community; Pets allowed with breed restrictions

Exterior

• Parking:
• Security:
• Utilities: Public sewer; Sewer available
• Home design: Manufactured home; Single-story; Faces south; Resale condition
• Construction: Vinyl siding; Modular construction
• Exterior features: Open porch; Porch; Deck; Shed(s)

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning (electric)
• Interior features: No notable interior built-ins or special features listed; Furnished
• Laundry & utility: Laundry closet located inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (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: 382 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 $691 of loan paydown is wiped out by about $3k 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 152 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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. 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.
5. 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.
6. 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: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• 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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-6,747
• Equity at exit: $14,895

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $6,325
• Equity at exit: $8,638

Cash invested: $27,972 (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: 382
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $148

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 81%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $99,900 Active 152 DOM
2. 2026-06-18
   days on market $99,900 Active 151 DOM
3. 2026-06-17
   days on market $99,900 Active 150 DOM
4. 2026-06-16
   days on market $99,900 Active 149 DOM
5. 2026-06-15
   days on market $99,900 Active 148 DOM
6. 2026-06-14
   days on market $99,900 Active 146 DOM
7. 2026-06-13
   days on market $99,900 Active 145 DOM
8. 2026-06-10
   days on market $99,900 Active 143 DOM
9. 2026-06-09
   days on market $99,900 Active 142 DOM
10. 2026-06-08
    days on market $99,900 Active 141 DOM
11. 2026-06-07
    days on market $99,900 Active 140 DOM
12. 2026-06-05
    days on market $99,900 Active 137 DOM
13. 2026-06-03
    days on market $99,900 Active 136 DOM
14. 2026-06-02
    days on market $99,900 Active 135 DOM
15. 2026-06-01
    days on market $99,900 Active 134 DOM
16. 2026-05-31
    days on market $99,900 Active 133 DOM
17. 2026-05-30
    days on market $99,900 Active 132 DOM
18. 2026-05-03
    price $99,900
19. 2026-04-09
    price $125,000
20. 2026-02-23
    price $132,500
21. 2026-01-19
    price $139,500
22. 2026-01-18
    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: $12,735
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,906
• Taxable income: $197
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $1,728/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

-26.0% since first listed

5 events — show timeline

• 2026-05-03 Price Changed $99,900 Beaches MLS
• 2026-04-09 Price Changed $125,000 Beaches MLS
• 2026-02-23 Price Changed $132,500 Beaches MLS
• 2026-01-19 Price Changed $139,500 Beaches MLS
• 2026-01-18 Listed $135,000 Beaches MLS