10890 SE 133rd Ave · Rainbow Lakes Estates, FL 34431

$125,000

1 bd · 1.0 ba · 480 sqft · SingleFamily · 1 Days on market

Built 2026 Fair condition 0.25 ac lot

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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).

• Cash flow +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. You can own a brand new home on owned land for an affordable price! Brand new construction 1 bedroom 1 bath on a nicely wooded lot. A perfect modern and modest home. Yes, the house is fully functional and fully finished at this price. A well thought out floorplan makes it feel efficient, spacious, and homey.

Key facts

• 0.25 acre lot
• Built 2026

Property features AI

Finance

• Other: Zoned R; Lot approximately 0.25 acre; Under construction; Living area about 480 square feet

Exterior

• Utilities: Well water; Septic tank; Electricity available
• Home design: Single-family residence; One story; New construction (projected completion: 2026-09-30); Faces west
• Construction: Wood siding; Shingle roof; Pillar/post/pier foundation; Built by KLW (Model: ModHaus480)
• Exterior features: Paved lot

Interior

• Kitchen: Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom (one level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Mini-split cooling
• Interior features: Eat-in kitchen; Living room and dining room combo; Open floorplan
• Laundry & utility: Laundry closet

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $6 ($76/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (11.9% below list).
• Recommended offer: $110k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.5% in Rainbow Lakes Estates — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Nature Coast Middle School (math 32% / reading 42%, grade F, #399 of 571 statewide, top 71%, 90 students, 82% FRL, charter) — zoned schools average 82% FRL vs 62% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 557 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 $864 of loan paydown is wiped out by about $4k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $110,151 (11.9% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 9.5

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-19,835
• Equity at exit: $18,638

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-16,684
• Equity at exit: $10,808

Cash invested: $35,000 (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 34431

• Home prices YoY: -3.2%
• Active inventory: 557
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $6

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 94%

Sensitivity live

Price	-10% $93	-5% $50	+0% $6	+5% $-37	+10% $-80
Rent	-10% $-81	-5% $-37	+0% $6	+5% $50	+10% $93
Rate	-1.0pp $69	-0.5pp $38	base $6	+0.5pp $-26	+1.0pp $-59

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-22
   remarks 329-char remark
2. 2026-06-22
   listed $125,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $13,218
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$3,636
• Taxable loss: −$2,035
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $565/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 · 10 photos

Fair 40/100 Extensive rehab

The home is in poor condition and requires extensive repairs and maintenance to improve its condition and increase its value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding and paint appear to be in poor condition, with visible wear and tear.
• Major flooring — The flooring appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls appear to be in poor condition, with visible wear and tear.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible wear and tear.

Value-add opportunities

• Resale New roof — A new roof will significantly improve the home's appearance and increase its resale value.
• Resale New exterior siding and paint — New siding and paint will improve the home's appearance and increase its resale value.
• Resale New flooring — New flooring will improve the home's appearance and increase its resale value.
• Resale New interior walls — New interior walls will improve the home's appearance and increase its resale value.
• Resale New HVAC system — A new HVAC system will improve the home's comfort and increase its resale value.
• Resale Landscaping — A well-maintained landscape will improve the home's curb appeal and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding and paint appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
flooring · The flooring appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale New roof — A new roof will significantly improve the home's appearance and increase its resale value. ↑
• Resale New exterior siding and paint — New siding and paint will improve the home's appearance and increase its resale value. ↑
• Resale New flooring — New flooring will improve the home's appearance and increase its resale value. ↑
• Resale New interior walls — New interior walls will improve the home's appearance and increase its resale value. ↑
• Resale New HVAC system — A new HVAC system will improve the home's comfort and increase its resale value. ↑
• Resale Landscaping — A well-maintained landscape will improve the home's curb appeal and increase its resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Rainbow Lakes Estates

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

Census & demographics

• Census place: Rainbow Lakes Estates, FL
• County: Marion County · 315,796 people
• Metro: Ocala, FL
• Population (ZIP): 9,785
• Household income: $56,534
• Rent vs Own: 8.9% rent · 91.1% own
• Severe rent burden: 72.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 1%
• Common ancestry: Lithuanian 4% Slovak 3% Portuguese 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Vietnamese 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: ▼ -11.42%
• Current HPI: 343.1464
• 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

1 event — show timeline

• 2026-06-21 Listed $125,000 Stellar MLS as Distributed by MLS Grid