6485 SE 173rd Ln · The Villages, FL 34491

$87,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 17 Days on market

Built 1969 0.25 ac lot Est $74k · 18% over ↓ 15% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3-bedroom, 2-bathroom home offering 1,248 square feet of comfortable, modern living space. Situated on a nice 0.25-acre lot, this property is mostly remodeled and completely move-in ready, just awaiting your personal choice of kitchen appliances. Step inside to find a fresh, clean interior with a spacious layout that is perfect for everyday living or hosting guests. This property features no rental minimum, making it an incredible opportunity for investors looking for maximum rental flexibility or buyers wanting a property with unrestricted potential. The exterior of the home offers fantastic functionality and plenty of outdoor charm. You can relax on the

Key facts

• Move-in ready
• Covered carport
• Front porch

Tags

• MOVE-IN READY
• OUTDOOR CHARM
• FRONT PORCH
• BACK PORCH
• COVERED CARPORT
• WORKSHOP

Property features AI

Finance

• Other: Property zoned R4
• Financial info: No lease restrictions indicated
• HOA & community: No HOA/association

Exterior

• Parking: Carport with 1 space
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential double-wide mobile home; Single-story; North-facing
• Construction: Vinyl siding exterior; Metal roof; Slab foundation; Built as a double wide
• Exterior features: Paved road access; Lot dimensions approximately 100 x 107; Lot size about 0.25 acre

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room and dining room combined; Multi/split level layout
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.5% 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: schools A+, crime A+, housing A; 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.
• 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).
• This rent runs 39% 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 $601 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (13%) 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; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,695 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.49% ✓
• Cap rate: 21.54%
• Cash-on-cash: 54.45%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $73,632
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6445 SE 173rd Pl	0.06mi	2/2.0 (-1)	1,347 (+8%)	5mo	$80,000	$59	75

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: 52.7%
• Equity multiple: 3.31×
• Total profit: $56,340
• Equity at exit: $12,972

10-year hold

• IRR: 57.9%
• Equity multiple: 6.74×
• Total profit: $139,856
• Equity at exit: $7,522

Cash invested: $24,360 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,164 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$112 /mo · $1,341/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $1,105

Break-even live

Break-even rent $765

Max offer price $87,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,155	-5% $1,130	+0% $1,105	+5% $1,081	+10% $1,056
Rent	-10% $934	-5% $1,020	+0% $1,105	+5% $1,191	+10% $1,276
Rate	-1.0pp $1,149	-0.5pp $1,128	base $1,105	+0.5pp $1,083	+1.0pp $1,060

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	22d	1	1.04mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	22d	1	1.34mi

Listing history 22 events

1. 2026-06-18
   days on market $87,000 Active 17 DOM
2. 2026-06-17
   days on market $87,000 Active 16 DOM
3. 2026-06-16
   pricedays on market $87,000 Active 15 DOM
4. 2026-06-15
   days on market $89,999 Active 14 DOM
5. 2026-06-14
   days on market $89,999 Active 12 DOM
6. 2026-06-13
   days on market $89,999 Active 11 DOM
7. 2026-06-10
   days on market $89,999 Active 9 DOM
8. 2026-06-09
   days on market $89,999 Active 8 DOM
9. 2026-06-08
   days on market $89,999 Active 7 DOM
10. 2026-06-07
    days on market $89,999 Active 6 DOM
11. 2026-06-03
    days on market $89,999 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    pricedays on marketlisting id $89,999 Active 1 DOM
14. 2026-05-01
    status Pending
15. 2026-04-30
    price $84,999
16. 2026-04-27
    status Active
17. 2026-04-20
    status Pending
18. 2026-04-01
    price $89,999
19. 2026-03-19
    price $92,999
20. 2026-02-17
    price $94,999
21. 2026-02-07
    price $97,499
22. 2025-11-25
    listed $99,999 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: $1,341 · $112/mo
• Projected year-2 tax: $1,341 · $112/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 16 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: $25,969
• − Mortgage interest: −$4,873
• − Property taxes: −$1,341
• − Insurance: −$435
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − Depreciation: −$2,531
• Taxable income: $12,634
• Est. tax owed @ 24.0%: −$3,032
• After-tax cash flow: $10,233/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

-15.0% since first listed

9 events — show timeline

• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $84,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $89,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $92,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $94,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-07 Price Changed $97,499 Stellar MLS as Distributed by MLS Grid
• 2025-11-25 Listed $99,999 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2025): $1,341 · +22.9% YoY. Source: county tax records.