9510 SW 94th Ter · Archer, FL 32608

$175,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 15 Days on market

Built 1983 1.13 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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with endless potential on 1.13 acres conveniently located off Archer Road! This double wide mobile home offers a great opportunity for cash buyers looking for acreage, storage, and room to make it their own. The property features a attached 2-car block garage, multiple sheds for additional storage or workspace, and a partially fenced yard. Enjoy the peaceful setting from the oversized back porch complete with a concrete slab and screened enclosure, perfect for relaxing or entertaining. With plenty of space for equipment, hobbies, or future improvements, this property is packed with possibilities for an investment, rental, or personal project. Cash only.

Key facts

• Multiple sheds
• Oversized back porch
• 1.13 acres

Tags

• 1.13 ACRES
• ATTACHED 2-CAR BLOCK GARAGE
• MULTIPLE SHEDS
• PARTIALLY FENCED YARD
• OVERSIZED BACK PORCH
• SCREENED ENCLOSURE

Property features AI

Finance

• Other: Property is homestead exempt; Lot approximately 1.13 acres
• HOA & community: Located in Hammock Ridge Unit I/II; No association indicated

Exterior

• Parking: 2-car garage
• Utilities: Private well water; Septic tank sewer; Electricity connected
• Home design: Manufactured home (double wide); Single-story; South-facing; One-level entry
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Private mailbox; Paved road access

Interior

• Kitchen: Dishwasher; Range (stove); Disposal; Exhaust fan
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Masonry fireplace
• Laundry & utility: Laundry room; Washer; Dryer

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 $417 ($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.

Location & tenants

• Location reads 64/100 on livability (#676 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D+, health & safety D, amenities F.
• Alachua (urban): math 49% / reading 54% proficiency, ranked #30 of 73 in FL (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.9%/yr); 594 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 37% of the median local income ($62k/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.
• Alachua County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $175k implies a 327% 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; major wildfire risk; extreme-heat days projected 7→22/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. 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.
3. 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.
4. 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: 1.08% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,088
• Equity at exit: $26,093

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $31,279
• 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 32608

• Rents YoY: 2.9%
• Active inventory: 594
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,894 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $417

Break-even live

Break-even rent $1,366

Max offer price $175,000

Occupancy floor 73%

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: —

Listing history 12 events

1. 2026-06-18
   days on market $175,000 Active 15 DOM
2. 2026-06-17
   days on market $175,000 Active 14 DOM
3. 2026-06-16
   days on market $175,000 Active 13 DOM
4. 2026-06-15
   days on market $175,000 Active 12 DOM
5. 2026-06-14
   days on market $175,000 Active 10 DOM
6. 2026-06-13
   days on market $175,000 Active 9 DOM
7. 2026-06-10
   days on market $175,000 Active 7 DOM
8. 2026-06-09
   days on market $175,000 Active 6 DOM
9. 2026-06-08
   days on market $175,000 Active 5 DOM
10. 2026-06-07
    days on market $175,000 Active 4 DOM
11. 2026-06-03
    remarks 678-char remark
12. 2026-06-03
    listed $175,000 Active 1 DOM

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$386/yr (+$32/mo · 36.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,725
• − Mortgage interest: −$9,803
• − Property taxes: −$1,066
• − Insurance: −$875
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$5,091
• Taxable income: $2,254
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $4,458/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: Alachua
• NCES district ID: 1200030
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $42,683
• Composite: 43.31/100
• National rank: #3038
• State rank: #30 of 73 in FL

Livability — Archer

• Score: 64/100
• State rank: #676
• US rank: #13964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Alachua County · 218,005 people
• City population: 7,340
• Metro: Gainesville, FL
• Population (ZIP): 54,566
• Household income: $61,588
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 4709.0

Population outlook (Alachua County) Hauer SSP2

• Today (2025): 289,834 people
• By 2030: 305,873 · +5.5%
• By 2040: 335,246 · +15.7%
• By 2050: 364,719 · +25.8%
• By 2075: 436,665 · +50.7%
• By 2100: 482,920 · +66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 16% Black 13% Asian 12% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 10% Other Indo-European 5% Chinese 3%

Political lean MEDSL · Alachua

• 2024 margin: Strong D (+21.0) · D 59.7% · R 38.8% · Other 1.5%
• 2008→2024 swing: -0.6pp no change · 2008: 21.6pp · 2024: 21.0pp
• All cycles: 2024: D+21.0 2020: D+27.2 2016: D+22.5 2012: D+17.3 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.91%
• Current HPI: 253.0629
• Rent YoY: ▲ 2.89%
• Metro: Gainesville, 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

+326.8% since first listed

2 events — show timeline

• 2026-06-03 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 1983-01-01 Sold (Public Records) $41,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,066 · +1.9% YoY. Source: county tax records.