9990 SE 167th Pl · The Villages, FL 34491

$175,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 18 Days on market

Built 1998 0.38 ac lot Est $206k · 15% under

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Why this score? — see what drove the B- 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 +26.0/30.0
• ARV discount +14.3/15.0
• DSCR +8.7/10.0
• 1% rule +5.9/10.0
• 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

Great Winter Vacation Home or Rental Investment! Only a few minutes from The Villages hospital and medical center, VA Clinic, and loads of free entertainment and restaurants. Home features an open floor plan with vaulted ceilings, laminate floors, solar tube, inside laundry, 12 x 24 screened lanai, 12 x 22 carport with an additional 14 x 52 carport, and over 1/3 acre (partially-fenced).

Key facts

• Metal roof
• Dead-end street
• Solar tubes

Tags

• METAL ROOF
• DEAD-END STREET
• EASY MAINTENANCE FLOORING
• SOLAR TUBES
• OVERSIZED LOT
• NO HOA

Property features AI

Finance

• Other: Homestead exempt; Zoned R4; Lot is approximately 0.38 acre (about 120 x 138); Lot features: cleared, oversized, dead-end street, paved; Private above-ground pool (18') with screen enclosure; Partially furnished
• HOA & community: Cats and dogs allowed

Exterior

• Parking: Carport with 3 spaces
• Security: Generator
• Utilities: Well water; Septic tank; Broadband/High-speed internet available; Cable available; Electricity available and connected
• Home design: Manufactured double-wide home; Single-story; South-facing; Completed condition
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as double wide
• Exterior features: Covered and enclosed patios/porches; Front porch; Rear porch; Outdoor lighting; Private mailbox; Rain gutters; Storage; Finished RV port; Shed(s); Workshop

Interior

• Kitchen: Convection oven; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Central air conditioning; Attic fan
• Interior features: Cathedral ceilings; Ceiling fans; Split bedroom floorplan; Skylight(s)
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Stanton-Weirsdale Elementary School (math 42% / reading 36%, grade F, #1,560 of 2,144 statewide, top 73%, 544 students, 70% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 705 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/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 $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 18 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $35k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $175k implies a 150% 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% 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: 1.09% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $206,388
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16780 SE 101st Court Rd	0.12mi	2/2.0 (-1)	1,456 (+4%)	12mo	$135,000	$93	73
16582 SE 96th Ct	0.34mi	2/2.0 (-1)	1,329 (-5%)	10mo	$195,000	$147	62
16025 SE 99th Ter	0.73mi	3/2.0	1,404 (0%)	13mo	$163,000	$116	56
16653 SE 96th Ct	0.34mi	2/2.0 (-1)	1,226 (-13%)	12mo	$215,000	$175	48

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-794
• Equity at exit: $26,093

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $34,650
• Equity at exit: $15,131

Cash invested: $49,000 (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 34491

• Home prices YoY: -35.0%
• Active inventory: 705
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,909 high
• Mortgage (P&I): −$918
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $434

Break-even live

Break-even rent $1,360

Max offer price $175,000

Occupancy floor 72%

Sensitivity live

Price	-10% $533	-5% $483	+0% $434	+5% $384	+10% $335
Rent	-10% $283	-5% $358	+0% $434	+5% $509	+10% $584
Rate	-1.0pp $522	-0.5pp $478	base $434	+0.5pp $388	+1.0pp $342

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	14d	1	0.10mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	22d	1	0.48mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	22d	1	0.52mi
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,300	$1.62	14d	1	0.59mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	22d	1	0.62mi
9871 SE 161st Lane Rd Unit 0 Summerfield, FL	4.0	2.0	1827	$2,200	$1.20	22d	1	0.75mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	22d	1	0.86mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,800	$1.28	22d	1	0.88mi
17582 SE 96th Ct Summerfield, FL	2.0	2.0	1652	$1,750	$1.06	22d	1	1.05mi
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	22d	1	1.05mi
11001 SE Sunset Harbor Rd Unit H52 Summerfield, FL	2.0	2.5	1224	$1,440	$1.18	22d	1	1.15mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	22d	1	1.19mi
11001 SE Sunset Harbor Rd Summerfield, FL	2.0	1.5–2.0	1244	$1,770	$1.42	22d	2	1.19mi
11001 SE Sunset Harbor Rd Unit A08 Summerfield, FL	2.0	1.5	1200	$2,000	$1.67	22d	1	1.20mi

Listing history 26 events

1. 2026-06-13
   statusdays on market $175,000 Pending 18 DOM
2. 2026-06-10
   days on market $175,000 Active 17 DOM
3. 2026-06-09
   days on market $175,000 Active 16 DOM
4. 2026-06-08
   days on market $175,000 Active 15 DOM
5. 2026-06-07
   pricedays on market $175,000 Active 14 DOM
6. 2026-06-03
   days on market $190,000 Active 10 DOM
7. 2026-06-03
   price $190,000 Active 9 DOM
8. 2026-06-02
   days on market $210,000 Active 9 DOM
9. 2026-06-01
   days on market $210,000 Active 8 DOM
10. 2026-05-31
    days on market $210,000 Active 7 DOM
11. 2026-05-30
    days on market $210,000 Active 6 DOM
12. 2026-05-24
    listed $210,000 Active
13. 2015-04-01
    soldstatus $70,000
14. 2015-03-31
    soldstatus $70,000 389-char remark

    Show marketing remark (389 chars)

    Great Winter Vacation Home or Rental Investment! Only a few minutes from The Villages hospital and medical center, VA Clinic, and loads of free entertainment and restaurants. Home features an open floor plan with vaulted ceilings, laminate floors, solar tube, inside laundry, 12 x 24 screened lanai, 12 x 22 carport with an additional 14 x 52 carport, and over 1/3 acre (partially-fenced).

15. 2015-03-31
    soldstatus $70,000 389-char remark

    Show marketing remark (389 chars)

    Great Winter Vacation Home or Rental Investment! Only a few minutes from The Villages hospital and medical center, VA Clinic, and loads of free entertainment and restaurants. Home features an open floor plan with vaulted ceilings, laminate floors, solar tube, inside laundry, 12 x 24 screened lanai, 12 x 22 carport with an additional 14 x 52 carport, and over 1/3 acre (partially-fenced).

16. 2015-02-03
    listed $74,900 389-char remark

    Show marketing remark (389 chars)

    Great Winter Vacation Home or Rental Investment! Only a few minutes from The Villages hospital and medical center, VA Clinic, and loads of free entertainment and restaurants. Home features an open floor plan with vaulted ceilings, laminate floors, solar tube, inside laundry, 12 x 24 screened lanai, 12 x 22 carport with an additional 14 x 52 carport, and over 1/3 acre (partially-fenced).

17. 2015-01-20
    listed $74,900 389-char remark

    Show marketing remark (389 chars)

    Great Winter Vacation Home or Rental Investment! Only a few minutes from The Villages hospital and medical center, VA Clinic, and loads of free entertainment and restaurants. Home features an open floor plan with vaulted ceilings, laminate floors, solar tube, inside laundry, 12 x 24 screened lanai, 12 x 22 carport with an additional 14 x 52 carport, and over 1/3 acre (partially-fenced).

18. 2013-02-04
    soldstatus $75,000
19. 2013-01-31
    soldstatus $75,000
20. 2013-01-31
    soldstatus $75,000
21. 2012-10-28
    listed $79,000
22. 2012-10-28
    listed $79,000
23. 2012-08-31
    historical
24. 2012-08-31
    historical
25. 2012-02-06
    listed $72,000
26. 2012-02-06
    listed $72,000

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$445/yr (+$37/mo · 44.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 18 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: $22,910
• − Mortgage interest: −$9,803
• − Property taxes: −$1,008
• − Insurance: −$875
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$5,091
• Taxable income: $2,468
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $4,611/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

+191.7% since first listed

15 events — show timeline

• 2026-05-24 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-01 Sold (Public Records) $70,000 Public Records
• 2015-03-31 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-31 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-03 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2015-01-20 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2013-02-04 Sold (Public Records) $75,000 Public Records
• 2013-01-31 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2013-01-31 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2012-10-28 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2012-10-28 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2012-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-02-06 Listed $72,000 Stellar MLS as Distributed by MLS Grid
• 2012-02-06 Listed $72,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.0%/yr

Latest (2025): $1,008 · +27.5% YoY. Source: county tax records.