4720 SW 160th Ct · Rainbow Park, FL 34481

$175,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 118 Days on market

Built 1998 1.06 ac lot $112/sqft · 22% below area Est $225k · 22% under ↓ 7% since listing

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Why this score? — see what drove the B 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 3 bedroom, 2 bath home sits on a cleared, fully fenced and gated acre in a quiet neighborhood, offering space for everyday living both inside and out. The yard features mature shade trees and an open, usable layout—ideal for outdoor enjoyment, pets, gardening, or hobbies. With no HOA, you have flexibility in how you use the property. The home comes partially furnished for added convenience, and the carport provides covered parking. No flood zone, with easy access to Ocala, Dunnellon, and Williston.

Key facts

• Partially furnished
• Fully fenced
• Gated acre

Tags

• FULLY FENCED
• GATED ACRE
• MATURE SHADE TREES
• OPEN USABLE LAYOUT
• NO HOA
• PARTIALLY FURNISHED

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 $619 ($7k/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: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 5.4% in Rainbow Park — 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 B — 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.
• Market conditions: 1151 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 45% of the median local income ($57k/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.
• 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.22% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.16%
• DSCR: 1.67
• GRM: 6.9

CMA / ARV

• ARV (median comp): $225,000
• List price: $175,000
• Delta: -22.22%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16162 SW 44th St	0.16mi	3/2.0	1,560 (0%)	13mo	$160,000	$103	82
16145 SW 57th St	0.66mi	3/2.0	1,394 (-11%)	7mo	$280,000	$201	46

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: 5.8%
• Equity multiple: 1.22×
• Total profit: $11,019
• Equity at exit: $26,093

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $60,135
• 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 34481

• Home prices YoY: -25.2%
• Active inventory: 1151
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,127 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $619

Break-even live

Break-even rent $1,343

Max offer price $175,000

Occupancy floor 66%

Sensitivity live

Price	-10% $718	-5% $669	+0% $619	+5% $570	+10% $520
Rent	-10% $451	-5% $535	+0% $619	+5% $703	+10% $787
Rate	-1.0pp $707	-0.5pp $664	base $619	+0.5pp $574	+1.0pp $528

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4486 SW 159th Ct Ocala, FL	3.0	1.0	1149	$2,500	$2.18	22d	1	0.24mi
15854 SW 38th Pl Ocala, FL	3.0	2.0	1267	$1,750	$1.38	14d	1	0.69mi
4738 SW 166th Court Rd Ocala, FL	3.0	2.0	1782	$1,600	$0.90	14d	1	0.76mi
3699 SW 169th Ct Ocala, FL	4.0	2.0	1799	$2,100	$1.17	22d	1	1.17mi

Listing history 23 events

1. 2026-06-18
   days on market $175,000 Active 118 DOM
2. 2026-06-17
   days on market $175,000 Active 117 DOM
3. 2026-06-16
   status $175,000 Active 116 DOM
4. 2026-06-13
   remarks 557-char remark
5. 2026-06-13
   statusdays on market $175,000 Pending 116 DOM
6. 2026-06-10
   days on market $175,000 Active 114 DOM
7. 2026-06-09
   days on market $175,000 Active 113 DOM
8. 2026-06-08
   days on market $175,000 Active 112 DOM
9. 2026-06-07
   days on market $175,000 Active 111 DOM
10. 2026-06-03
    days on market $175,000 Active 107 DOM
11. 2026-06-02
    days on market $175,000 Active 106 DOM
12. 2026-06-01
    days on market $175,000 Active 105 DOM
13. 2026-05-31
    days on market $175,000 Active 104 DOM
14. 2026-05-30
    days on market $175,000 Active 103 DOM
15. 2026-04-02
    price $175,000 523-char remark

    Show marketing remark (523 chars)

    This spacious 3 bedroom, 2 bath home sits on a cleared, fully fenced and gated acre in a quiet neighborhood, offering space for everyday living both inside and out. The yard features mature shade trees and an open, usable layout—ideal for outdoor enjoyment, pets, gardening, or hobbies. With no HOA, you have flexibility in how you use the property. The home comes partially furnished for added convenience, and the carport provides covered parking. No flood zone, with easy access to Ocala, Dunnellon, and Williston.

16. 2026-02-16
    listed $188,000 Active 523-char remark

    Show marketing remark (523 chars)

    This spacious 3 bedroom, 2 bath home sits on a cleared, fully fenced and gated acre in a quiet neighborhood, offering space for everyday living both inside and out. The yard features mature shade trees and an open, usable layout—ideal for outdoor enjoyment, pets, gardening, or hobbies. With no HOA, you have flexibility in how you use the property. The home comes partially furnished for added convenience, and the carport provides covered parking. No flood zone, with easy access to Ocala, Dunnellon, and Williston.

17. 2026-02-12
    historical
18. 2026-02-03
    status Active
19. 2025-11-11
    status Pending
20. 2025-11-02
    price $188,000
21. 2025-10-19
    status Active
22. 2025-09-11
    status Pending
23. 2025-09-03
    listed $189,000 Active

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$608/yr (+$51/mo · 72.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,522
• − Mortgage interest: −$9,803
• − Property taxes: −$844
• − Insurance: −$875
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$5,091
• Taxable income: $4,825
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $6,272/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 — Rainbow Park

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

Census & demographics

• County: Marion County · 315,796 people
• Metro: Ocala, FL
• Population (ZIP): 26,782
• Household income: $57,324
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 313.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -67.48%
• Current HPI: 199.986
• 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

-7.4% since first listed

9 events — show timeline

• 2026-04-02 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Listed $188,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-02 Price Changed $188,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Listed $189,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $844 · +34.4% YoY. Source: county tax records.