14550 SE 91st Ave · The Villages, FL 34491

$160,000

2 bd · 2.0 ba · 920 sqft · Manufactured public records · 26 Days on market

Built 1991 7,405 sqft lot

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is being sold as-is, the mobile home does not convey with the sale. It will be up to the buyer to address after the closing. Sale is for the land only.

Key facts

• Near dining
• Near shopping
• New hvac

Tags

• CORNER LOT
• NEW ROOF
• NEW HVAC
• INCLUDED APPLIANCES
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• Other: Property type: Residential; Lot size about 0.17 acre (0 to less than 1/4 acre)
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Fiber optics
• Home design: Manufactured double-wide home; One story; Faces east
• Construction: Metal siding; Shingle roof; Built on crawlspace
• Exterior features: Sliding doors; Asphalt road access

Interior

• Kitchen: Convection oven; Range; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Crawlspace foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Split bedroom layout; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer; Dryer; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 $155k (3.1% below list).
• Recommended offer: $155k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 5.0% in The Villages — 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 70/100 on livability (#431 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, employment B+; Watch: amenities F, commute F, health & safety F.
• 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: Harbour View Elementary School (math 41% / reading 38%, grade F, #1,513 of 2,144 statewide, top 73%, 819 students, 71% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Market conditions: 705 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,071 units permitted in Marion County in 2024 (534 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.
• 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 26 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $46k; list at $160k implies a 252% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,086 (3.1% 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.97% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $89,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9352 SE 143rd Ln	0.32mi	2/2.0	924 (+0%)	5mo	$134,000	$145	80
8956 SE 143rd Ln	0.24mi	2/2.0	1,028 (+12%)	2mo	$99,900	$97	68
9195 SE 142nd Pl	0.37mi	2/2.0	784 (-15%)	3mo	$52,500	$67	55

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-13,653
• Equity at exit: $23,857

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $3,854
• Equity at exit: $13,834

Cash invested: $44,800 (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 34491

• Home prices YoY: -35.0%
• Active inventory: 705
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$126 /mo · $1,517/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $193

Break-even live

Break-even rent $1,306

Max offer price $160,000

Occupancy floor 83%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8957 SE 144th St Summerfield, FL	2.0	1.0	672	$1,100	$1.64	21d	1	0.23mi
16152 SE 77th Ct Summerfield, FL	1.0–3.0	1.0–2.0	1140	$1,890	$1.66	13d	15	1.31mi

Listing history 36 events

1. 2026-06-18
   days on market $160,000 Active 26 DOM
2. 2026-06-17
   days on market $160,000 Active 25 DOM
3. 2026-06-16
   days on market $160,000 Active 24 DOM
4. 2026-06-15
   days on market $160,000 Active 23 DOM
5. 2026-06-14
   days on market $160,000 Active 21 DOM
6. 2026-06-13
   days on market $160,000 Active 20 DOM
7. 2026-06-10
   days on market $160,000 Active 18 DOM
8. 2026-06-09
   days on market $160,000 Active 17 DOM
9. 2026-06-08
   days on market $160,000 Active 16 DOM
10. 2026-06-07
    days on market $160,000 Active 15 DOM
11. 2026-06-03
    days on market $160,000 Active 11 DOM
12. 2026-06-02
    days on market $160,000 Active 10 DOM
13. 2026-06-01
    days on market $160,000 Active 9 DOM
14. 2026-05-31
    days on market $160,000 Active 8 DOM
15. 2026-05-30
    days on market $160,000 Active 7 DOM
16. 2026-05-23
    listed $160,000 Active
17. 2024-05-30
    soldstatus $45,500 Closed 164-char remark

    Show marketing remark (164 chars)

    The property is being sold as-is, the mobile home does not convey with the sale. It will be up to the buyer to address after the closing. Sale is for the land only.

18. 2024-05-10
    status Pending 164-char remark

    Show marketing remark (164 chars)

    The property is being sold as-is, the mobile home does not convey with the sale. It will be up to the buyer to address after the closing. Sale is for the land only.

19. 2024-05-10
    listed $49,900 Active 164-char remark

    Show marketing remark (164 chars)

    The property is being sold as-is, the mobile home does not convey with the sale. It will be up to the buyer to address after the closing. Sale is for the land only.

20. 2024-05-01
    status Pending
21. 2024-05-01
    historical
22. 2024-04-01
    listed $49,900 Active
23. 2022-08-31
    historical
24. 2022-08-09
    listed $59,900 Active
25. 2022-04-27
    historical
26. 2022-02-24
    status Active
27. 2022-02-11
    status Pending
28. 2022-02-09
    status Active
29. 2022-02-04
    status Pending
30. 2021-07-12
    status Active
31. 2021-06-18
    status Pending
32. 2021-04-27
    listed $67,500 Active
33. 2005-06-17
    soldstatus $60,000
34. 2005-06-01
    soldstatus $60,000
35. 2005-05-10
    listed $60,000
36. 1987-01-01
    soldstatus $6,500

ⓘ 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: $1,517 · $126/mo
• Projected year-2 tax: $1,517 · $126/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,610
• − Mortgage interest: −$8,962
• − Property taxes: −$1,517
• − Insurance: −$800
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$4,655
• Taxable loss: −$301
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $2,389/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 — The Villages

• Score: 70/100
• State rank: #431
• US rank: #7363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 315,796 people
• City population: 83,973
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 256.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 11% Vietnamese 1% French/Haitian/Cajun 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: ▼ -107.67%
• Current HPI: 200.0792
• 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

+2361.5% since first listed

21 events — show timeline

• 2026-05-23 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-30 Sold (MLS) $45,500 Stellar MLS as Distributed by MLS Grid
• 2024-05-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-10 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-01 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2022-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-08-09 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2022-04-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-02-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-02-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-02-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-06-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-27 Listed $67,500 Stellar MLS as Distributed by MLS Grid
• 2005-06-17 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2005-06-01 Sold (Public Records) $60,000 Public Records
• 2005-05-10 Listed $60,000 Stellar MLS as Distributed by MLS Grid
• 1987-01-01 Sold (Public Records) $6,500 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,517 · +16.6% YoY. Source: county tax records.