9806 SE 161st Lane Rd · Summerfield, FL 34491

$285,070

4 bd · 2.0 ba · 1,498 sqft · SingleFamily · 211 Days on market

Built 2025 Excellent condition 6,600 sqft lot $190/sqft · at area comps Est $297k · at est. $44/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +9.3/15.0
• Cash flow +9.2/30.0
• Condition / age +5.0/5.0
• Schools +3.7/10.0
• 1% rule +3.0/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This all concrete block constructed, one-story home optimizes living space, featuring an open-concept kitchen overlooking the great room and outdoor patio. The well-appointed kitchen comes with all stainless-steel appliances, including a built-in dishwasher, range, and microwave. Bedroom 1 is located at the rear of the home for privacy and features an ensuite bathroom and walk-in closet near the bathroom. Two additional bedrooms at the front of the home are separated by the second bathroom. The third bedroom is located across the hallway near the laundry room. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

Key facts

• 6,600 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (20.0% below list).
• Recommended offer: $228k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Harbour View Elementary School (math 41% / reading 38%, grade F, #1,513 of 2,144 statewide, top 73%, 819 students, 71% FRL); Lake Weir Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Market conditions: 827 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 41% 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 $2k of loan paydown is wiped out by about $9k 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 211 days — a 12% lower offer ($251k) 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.

Recommended offer $227,994 (20.0% 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. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 10.4

CMA / ARV

• ARV (median comp): $296,657
• List price: $285,070
• Delta: -3.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10108 SE 158th Ln	0.29mi	4/2.0	1,498 (0%)	0mo	$275,570	$184	86
10117 SE 158th Ln	0.27mi	4/2.0	1,498 (0%)	1mo	$283,070	$189	86
10125 SE 158th Ln	0.29mi	4/2.0	1,498 (0%)	0mo	$280,990	$188	86
15931 SE 101st Cir	0.39mi	4/2.0	1,498 (0%)	2mo	$265,000	$177	80
15964 SE 101st Cir	0.42mi	4/2.0	1,498 (0%)	1mo	$279,570	$187	79
9300 SE 161st St	0.55mi	3/2.0 (-1)	1,458 (-3%)	2mo	$237,500	$163	63
10101 SE 158th Ln	0.27mi	3/2.0 (-1)	1,328 (-11%)	1mo	$245,000	$184	62
10109 SE 158th Ln	0.26mi	5/2.0 (+1)	1,708 (+14%)	0mo	$293,070	$172	59
9337 SE Highway 42	0.69mi	3/2.0 (-1)	1,468 (-2%)	0mo	$278,000	$189	59
15934 SE 101st Cir	0.27mi	5/2.0 (+1)	1,708 (+14%)	2mo	$285,990	$167	57
9309 SE Highway 42	0.72mi	3/2.0 (-1)	1,468 (-2%)	2mo	$278,400	$190	57
9364 SE 164th Pl	0.67mi	3/2.0 (-1)	1,597 (+7%)	1mo	$326,000	$204	52

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-59,691
• Equity at exit: $42,505

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-69,188
• Equity at exit: $24,648

Cash invested: $79,820 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 39 active · 32 under contract
• Months of supply: 5.1 mo (20%/mo absorbed)
• Median asking: $284,070 ($196/sqft)
• Median days on market: 92 d
• This list price: 51% of active listings are priced below it
• ARV vs active asking: +1.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34491

• Home prices YoY: -35.0%
• Active inventory: 827
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,280 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,276/yr
• Insurance: −$119
• HOA: −$44
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-213

Break-even live

Break-even rent $2,549

Max offer price $254,264

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-114	+0% $-213	+5% $-311	+10% $-410
Rent	-10% $-393	-5% $-303	+0% $-213	+5% $-123	+10% $-33
Rate	-1.0pp $-69	-0.5pp $-140	base $-213	+0.5pp $-287	+1.0pp $-362

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: $71,268
• Closing costs: $8,552
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9871 SE 161st Lane Rd Unit 0 Summerfield, FL	4.0	2.0	1827	$2,200	$1.20	70d	1	0.03mi
15886 SE 101st Cir Summerfield, FL	5.0	2.0	1708	$2,500	$1.46	62d	1	0.29mi
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,300	$1.62	62d	1	0.55mi
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	62d	1	0.68mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,800	$1.28	70d	1	0.74mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	70d	1	0.97mi
8721 SE 157th St Summerfield, FL	3.0	2.0	1236	$1,650	$1.33	70d	1	1.17mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	70d	1	1.26mi
8364 SE 158th Pl Summerfield, FL	3.0	2.0	1374	$2,000	$1.46	62d	1	1.48mi
8352 SE 158th Pl Summerfield, FL	3.0	2.0	1232	$2,000	$1.62	62d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $285,070 Active 211 DOM
2. 2026-08-07
   days on market $285,070 Active 210 DOM
3. 2026-08-06
   days on market $285,070 Active 209 DOM
4. 2026-08-05
   days on market $285,070 Active 208 DOM
5. 2026-08-04
   days on market $285,070 Active 207 DOM
6. 2026-08-03
   days on market $285,070 Active 206 DOM
7. 2026-07-31
   days on market $285,070 Active 203 DOM
8. 2026-07-30
   days on market $285,070 Active 202 DOM
9. 2026-07-29
   days on market $285,070 Active 201 DOM
10. 2026-07-27
    days on market $285,070 Active 199 DOM
11. 2026-07-25
    days on market $285,070 Active 197 DOM
12. 2026-07-23
    days on market $285,070 Active 195 DOM
13. 2026-07-22
    days on market $285,070 Active 194 DOM
14. 2026-07-21
    days on market $285,070 Active 193 DOM
15. 2026-07-18
    days on market $285,070 Active 190 DOM
16. 2026-07-16
    days on market $285,070 Active 188 DOM
17. 2026-07-16
    days on market $285,070 Active 187 DOM
18. 2026-07-14
    days on market $285,070 Active 186 DOM
19. 2026-07-13
    days on market $285,070 Active 185 DOM
20. 2026-07-12
    days on market $285,070 Active 184 DOM
21. 2026-07-11
    days on market $285,070 Active 183 DOM
22. 2026-07-10
    days on market $285,070 Active 182 DOM
23. 2026-07-10
    days on market $285,070 Active 181 DOM
24. 2026-07-08
    days on market $285,070 Active 180 DOM
25. 2026-07-07
    days on market $285,070 Active 179 DOM
26. 2026-07-06
    days on market $285,070 Active 178 DOM
27. 2026-07-05
    days on market $285,070 Active 177 DOM
28. 2026-07-04
    days on market $285,070 Active 176 DOM
29. 2026-07-03
    days on market $285,070 Active 175 DOM
30. 2026-07-02
    days on market $285,070 Active 174 DOM
31. 2026-07-01
    days on market $285,070 Active 173 DOM
32. 2026-06-30
    days on market $285,070 Active 172 DOM
33. 2026-06-29
    days on market $285,070 Active 171 DOM
34. 2026-06-28
    days on market $285,070 Active 170 DOM
35. 2026-06-28
    days on market $285,070 Active 169 DOM
36. 2026-06-27
    days on market $285,070 Active 168 DOM
37. 2026-06-25
    days on market $285,070 Active 166 DOM
38. 2026-06-23
    days on market $285,070 Active 164 DOM
39. 2026-06-22
    days on market $285,070 Active 163 DOM
40. 2026-06-18
    days on market $285,070 Active 160 DOM
41. 2026-06-17
    days on market $285,070 Active 159 DOM
42. 2026-06-16
    days on market $285,070 Active 158 DOM
43. 2026-06-15
    days on market $285,070 Active 157 DOM
44. 2026-06-14
    days on market $285,070 Active 155 DOM
45. 2026-06-13
    days on market $285,070 Active 154 DOM
46. 2026-06-10
    days on market $285,070 Active 152 DOM
47. 2026-06-09
    days on market $285,070 Active 151 DOM
48. 2026-06-08
    days on market $285,070 Active 150 DOM
49. 2026-06-07
    days on market $285,070 Active 149 DOM
50. 2026-06-03
    days on market $285,070 Active 145 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,359
• − Mortgage interest: −$15,968
• − Property taxes: −$4,276
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − HOA: −$528
• − Depreciation: −$8,293
• Taxable loss: −$7,509
• Est. tax savings @ 24.0%: +$1,802
• After-tax cash flow: $-753/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.

Condition & rehab AI · 6 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a modern, move-in-ready living space with high-end finishes and a well-maintained exterior. Potential buyers and renters will appreciate the curb appeal and smart home features.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add smart home features — Improves convenience and adds modern appeal ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Harbour View Elementary School F FL #1,513/2,144 Nat'l #19,648/41,679 Middle Lake Weir Middle School F FL #416/571 Nat'l #7,460/14,009

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 — Summerfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Marion County · 365,905 people
• City population: 33,318
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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

+1.1% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $288,070 Zillow
• 2026-04-21 Price Changed $286,070 Zillow
• 2026-01-10 Listed $285,070 Zillow
• 2026-01-09 Listed $285,070 Stellar MLS as Distributed by MLS Grid