9083 NW 128th Ct · Manatee Road, FL 32626

$155,000

2 bd · 1.0 ba · 1,088 sqft · Manufactured public records · 14 Days on market

Built 1968 1.22 ac 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you love being on the river, take a look at this one. Within walking distance to Swannee River, Usher Boat Ramp and Camp Azalea Boat Ramp. Older Mobile home needs some work, but priced accordingly. 1.22 acres. Home features a screened porch as well as a patio. There are also 2 storage shed on the property 16 x 10

Key facts

• Newer flooring
• 1.22 acres
• Newer appliances

Tags

• 1.22 ACRES
• WELL MAINTAINED RENOVATION
• NEWER APPLIANCES
• NEWER FLOORING
• CENTRAL AC AND HEAT
• CEILING FANS

Property features AI

Finance

• Other: Lot about 1.22 acres (dirt road access); Unfurnished; No lease restrictions
• HOA & community: No association fees (no HOA)

Exterior

• Parking: Carport with 3 spaces
• Utilities: Public water; Septic tank sewer; Public utilities
• Home design: Mobile home (single wide); Residential property; One story; Faces north
• Construction: Shingle roof; Other construction materials
• Exterior features: Other exterior features

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $-23 ($-279/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (2.6% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $151k (2.6% below list) — sets the bar for cash-flow.
• Cap rate 9.4% vs local median 4.8% in Manatee Road — 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 59/100 on livability (#815 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, schools F, amenities F.
• Levy (rural): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 199 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 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.
• Levy County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $123k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,900 (2.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.15%
• DSCR: 1.50
• GRM: 7.4

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-26,369
• Equity at exit: $23,111

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-23,948
• Equity at exit: $13,402

Cash invested: $43,400 (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 32626

• Home prices YoY: -6.9%
• Active inventory: 199
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-23

Break-even live

Break-even rent $1,767

Max offer price $150,900

Occupancy floor 96%

Sensitivity live

Price	-10% $65	-5% $21	+0% $-23	+5% $-67	+10% $-111
Rent	-10% $-160	-5% $-92	+0% $-23	+5% $45	+10% $114
Rate	-1.0pp $55	-0.5pp $16	base $-23	+0.5pp $-63	+1.0pp $-104

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $155,000 Active 14 DOM
2. 2026-06-17
   days on market $155,000 Active 13 DOM
3. 2026-06-16
   days on market $155,000 Active 12 DOM
4. 2026-06-15
   days on market $155,000 Active 11 DOM
5. 2026-06-14
   days on market $155,000 Active 9 DOM
6. 2026-06-13
   days on market $155,000 Active 8 DOM
7. 2026-06-10
   days on market $155,000 Active 6 DOM
8. 2026-06-09
   days on market $155,000 Active 5 DOM
9. 2026-06-08
   days on market $155,000 Active 4 DOM
10. 2026-06-07
    days on market $155,000 Active 3 DOM
11. 2026-06-05
    days on marketlisting id $155,000 Active 1 DOM
12. 2026-06-03
    days on market $155,000 Active 196 DOM
13. 2026-06-02
    days on market $155,000 Active 195 DOM
14. 2026-06-01
    days on market $155,000 Active 194 DOM
15. 2026-05-31
    days on market $155,000 Active 193 DOM
16. 2026-05-30
    days on market $155,000 Active 192 DOM
17. 2026-05-18
    price $155,000
18. 2026-05-18
    price $15,500
19. 2026-05-18
    status Active
20. 2025-05-07
    historical
21. 2024-11-08
    listed $145,000 Active
22. 2024-02-23
    soldstatus $123,000
23. 2018-04-30
    soldstatus $26,000 317-char remark

    Show marketing remark (317 chars)

    If you love being on the river, take a look at this one. Within walking distance to Swannee River, Usher Boat Ramp and Camp Azalea Boat Ramp. Older Mobile home needs some work, but priced accordingly. 1.22 acres. Home features a screened porch as well as a patio. There are also 2 storage shed on the property 16 x 10

24. 2018-03-21
    listed $29,999 317-char remark

    Show marketing remark (317 chars)

    If you love being on the river, take a look at this one. Within walking distance to Swannee River, Usher Boat Ramp and Camp Azalea Boat Ramp. Older Mobile home needs some work, but priced accordingly. 1.22 acres. Home features a screened porch as well as a patio. There are also 2 storage shed on the property 16 x 10

25. 2009-05-06
    soldstatus $50,000
26. 2005-07-29
    soldstatus $65,000

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$183/yr (+$15/mo · 16.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 78% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,852
• − Mortgage interest: −$8,682
• − Property taxes: −$1,104
• − Insurance: −$5,894
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,509
• Taxable loss: −$2,673
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $363/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: Levy
• NCES district ID: 1201140
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,254
• Composite: 36.42/100
• National rank: #4673
• State rank: #54 of 73 in FL

Livability — Manatee Road

• Score: 59/100
• State rank: #815
• US rank: #19826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,994

Population outlook (Levy County) Hauer SSP2

• Today (2025): 36,536 people
• By 2030: 34,498 · -5.6%
• By 2040: 30,294 · -17.1%
• By 2050: 26,368 · -27.8%
• By 2075: 19,003 · -48.0%
• By 2100: 13,169 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 11% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 6% Tagalog/Filipino 1%

Political lean MEDSL · Levy

• 2024 margin: Solid R (+50.3) · D 24.6% · R 74.8%
• 2008→2024 swing: -23.3pp toward R · 2008: -26.9pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.6 2016: R+44.8 2012: R+32.2 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.03%
• Current HPI: 282.05
• 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

+138.5% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Price Changed $15,500 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-08 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-23 Sold (Public Records) $123,000 Public Records
• 2018-04-30 Sold (MLS) $26,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-21 Listed $29,999 Stellar MLS as Distributed by MLS Grid
• 2009-05-06 Sold (Public Records) $50,000 Public Records
• 2005-07-29 Sold (Public Records) $65,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,104 · -29.3% YoY. Source: county tax records.