16715 SE 101st Court Rd · The Villages, FL 34491

$115,000

2 bd · 1.0 ba · 768 sqft · Manufactured public records · 29 Days on market

Built 1972 9,583 sqft lot Est $98k · 17% over

---

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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a place to call home? Look no further! This 3 bedroom 2 bath has so much to offer. NO HOA…NO BOND! Close to The Villages and Spanish Springs Town Square with nightly entertainment 365 days a year, restaurants, shopping. Two bedrooms and bath in in the main living area – and then you have a private place for your guests in the attached bonus bedroom and bath for privacy, off the enclosed side porch. Inside laundry. The private and fenced yard allows your pets to roam freely along with a full-sized shed for storage. The oversized size porch allows you to relax and enjoy the cool breezes. There is even a large workshop off the side porch for those projects. The new double concrete driveway allows up to 4+ cars for parking. New windows throughout 2023, new fence 2022, brand new washer and dryer 2024, main bath remodeled 2022, HVAC 2017, partially furnished.

Key facts

• Enclosed side porch
• Covered back patio
• Full sized shed

Tags

• ATTACHED BONUS BEDROOM
• ENCLOSED SIDE PORCH
• INSIDE LAUNDRY
• COVERED BACK PATIO
• PRIVATE AND FENCED YARD
• FULL SIZED SHED

Property features AI

Finance

• Other: Property type: Residential mobile home; Property subtype: Mobile Home (Single Wide); Zoning: R4; Lot dimensions approximately 75 x 125 (0.22 acres)
• Financial info: Lease restrictions: none
• HOA & community: No HOA; No association approval required

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Well water; Septic tank; Electricity connected; Sewer connected; Water connected
• Home design: Single-wide mobile home; One story; Faces southwest
• Construction: Metal roof; Other construction materials; Crawlspace foundation; Built as residential property
• Exterior features: Asphalt road access

Interior

• Kitchen: Built-in oven; Cooktop; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Wall/window unit(s)
• Interior features: Thermostat; No additional interior features listed
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 1 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 $795 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $93k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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: 1.29% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.42%
• DSCR: 1.69
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $98,304
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16995 SE 101st Court Rd	0.37mi	2/2.0	784 (+2%)	1mo	$100,000	$128	74
16300 SE 95th Ct	0.69mi	2/1.0	672 (-12%)	10mo	$65,000	$97	39

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $7,725
• Equity at exit: $17,147

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $40,676
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$110 /mo · $1,324/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $414

Break-even live

Break-even rent $964

Max offer price $115,000

Occupancy floor 67%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	13d	1	0.14mi

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 29 DOM
2. 2026-06-17
   days on market $115,000 Active 28 DOM
3. 2026-06-16
   days on market $115,000 Active 27 DOM
4. 2026-06-15
   days on market $115,000 Active 26 DOM
5. 2026-06-14
   days on market $115,000 Active 24 DOM
6. 2026-06-13
   days on market $115,000 Active 23 DOM
7. 2026-06-10
   days on market $115,000 Active 21 DOM
8. 2026-06-09
   days on market $115,000 Active 20 DOM
9. 2026-06-08
   days on market $115,000 Active 19 DOM
10. 2026-06-07
    days on market $115,000 Active 18 DOM
11. 2026-06-03
    days on market $115,000 Active 14 DOM
12. 2026-06-02
    days on market $115,000 Active 13 DOM
13. 2026-06-01
    days on market $115,000 Active 12 DOM
14. 2026-05-31
    days on market $115,000 Active 11 DOM
15. 2026-05-30
    days on market $115,000 Active 10 DOM
16. 2026-05-20
    listed $115,000 Active
17. 2025-03-20
    soldstatus $93,000
18. 2025-03-19
    soldstatus $93,000 Closed 893-char remark

    Show marketing remark (893 chars)

    Looking for a place to call home? Look no further! This 3 bedroom 2 bath has so much to offer. NO HOA…NO BOND! Close to The Villages and Spanish Springs Town Square with nightly entertainment 365 days a year, restaurants, shopping. Two bedrooms and bath in in the main living area – and then you have a private place for your guests in the attached bonus bedroom and bath for privacy, off the enclosed side porch. Inside laundry. The private and fenced yard allows your pets to roam freely along with a full-sized shed for storage. The oversized size porch allows you to relax and enjoy the cool breezes. There is even a large workshop off the side porch for those projects. The new double concrete driveway allows up to 4+ cars for parking. New windows throughout 2023, new fence 2022, brand new washer and dryer 2024, main bath remodeled 2022, HVAC 2017, partially furnished.

19. 2025-02-19
    status Pending 893-char remark

    Show marketing remark (893 chars)

    Looking for a place to call home? Look no further! This 3 bedroom 2 bath has so much to offer. NO HOA…NO BOND! Close to The Villages and Spanish Springs Town Square with nightly entertainment 365 days a year, restaurants, shopping. Two bedrooms and bath in in the main living area – and then you have a private place for your guests in the attached bonus bedroom and bath for privacy, off the enclosed side porch. Inside laundry. The private and fenced yard allows your pets to roam freely along with a full-sized shed for storage. The oversized size porch allows you to relax and enjoy the cool breezes. There is even a large workshop off the side porch for those projects. The new double concrete driveway allows up to 4+ cars for parking. New windows throughout 2023, new fence 2022, brand new washer and dryer 2024, main bath remodeled 2022, HVAC 2017, partially furnished.

20. 2025-02-14
    listed $99,500 Active 893-char remark

    Show marketing remark (893 chars)

    Looking for a place to call home? Look no further! This 3 bedroom 2 bath has so much to offer. NO HOA…NO BOND! Close to The Villages and Spanish Springs Town Square with nightly entertainment 365 days a year, restaurants, shopping. Two bedrooms and bath in in the main living area – and then you have a private place for your guests in the attached bonus bedroom and bath for privacy, off the enclosed side porch. Inside laundry. The private and fenced yard allows your pets to roam freely along with a full-sized shed for storage. The oversized size porch allows you to relax and enjoy the cool breezes. There is even a large workshop off the side porch for those projects. The new double concrete driveway allows up to 4+ cars for parking. New windows throughout 2023, new fence 2022, brand new washer and dryer 2024, main bath remodeled 2022, HVAC 2017, partially furnished.

ⓘ 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: $1,324 · $110/mo
• Projected year-2 tax: $1,324 · $110/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $17,851
• − Mortgage interest: −$6,442
• − Property taxes: −$1,324
• − Insurance: −$575
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$3,345
• Taxable income: $3,308
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $4,172/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

+15.6% since first listed

5 events — show timeline

• 2026-05-20 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-20 Sold (Public Records) $93,000 Public Records
• 2025-03-19 Sold (MLS) $93,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-14 Listed $99,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.5%/yr

Latest (2025): $1,324 · +24.2% YoY. Source: county tax records.