17164 SW 128th Pl · Archer, FL 32618

$100,000

3 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 32 Days on market

Built 2004 9,148 sqft lot ↓ 29% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Short Sale. Opportunity awaits with this spacious 3 bedroom, 2 bath manufactured home offering 1,920 square feet of living space on a . 21 acre lot in the Holly Hills community of Archer, FL. The home features an open living, dining, and kitchen layout that provides a functional flow for everyday living and entertaining, along with a separate den that adds flexible space for a home office, playroom, or second living area. A dedicated laundry room and updated appliances add convenience and value. The property does need some repairs, including the roof, carpets, and septic system, making it an ideal option for investors, renovators, or buyers looking to add their personal touch and build equity. Conveniently located with easy access to Gainesville and surrounding areas, this home offers a solid footprint and strong potential in a growing area. Schedule your showing today!!

Key facts

• Updated appliances
• Separate den
• 9,148 sq ft lot

Tags

• SEPARATE DEN
• DEDICATED LAUNDRY ROOM
• UPDATED APPLIANCES
• EASY ACCESS TO GAINESVILLE

Property features AI

Finance

• Other: Living area reported as 1,920 square feet; Lot size about 0.21 acres (approximately 850 sq meters); Zoning: R-3
• HOA & community: No homeowners association; Located in the Holly Hills development

Exterior

• Utilities: Public water; Septic needed (no sewer); Electricity connected; Water connected
• Home design: Manufactured single-wide home; One level; Faces south
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as residential manufactured home
• Exterior features: Cleared lot; Paved public road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open plan with 7 total rooms; Unfurnished
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% 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.
• Zoned schools: Archer Elementary (math 61% / reading 60%, grade B-, #664 of 2,144 statewide, top 32%, 457 students, 58% FRL); Newberry High School (math 35% / reading 54%, grade F, #237 of 667 statewide, top 36%, 728 students, 50% FRL).
• Market conditions: 135 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($691 loan paydown + $600 appreciation (0.6% local appreciation)).
• Alachua County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.07% ✓
• Cap rate: 18.07%
• Cash-on-cash: 42.05%
• DSCR: 2.87
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.1%
• Equity multiple: 3.08×
• Total profit: $58,234
• Equity at exit: $32,071

10-year hold

• IRR: 43.5%
• Equity multiple: 6.08×
• Total profit: $142,359
• Equity at exit: $41,063

Cash invested: $28,000 (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 32618

• Home prices YoY: 0.2%
• Active inventory: 135
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $915

Break-even live

Break-even rent $917

Max offer price $100,000

Occupancy floor 51%

Sensitivity live

Price	-10% $971	-5% $943	+0% $915	+5% $886	+10% $858
Rent	-10% $751	-5% $833	+0% $915	+5% $997	+10% $1,079
Rate	-1.0pp $965	-0.5pp $940	base $915	+0.5pp $889	+1.0pp $862

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $100,000 Active 32 DOM
2. 2026-06-18
   days on market $100,000 Active 29 DOM
3. 2026-06-17
   days on market $100,000 Active 28 DOM
4. 2026-06-16
   days on market $100,000 Active 27 DOM
5. 2026-06-15
   days on market $100,000 Active 26 DOM
6. 2026-06-14
   days on market $100,000 Active 24 DOM
7. 2026-06-13
   days on market $100,000 Active 23 DOM
8. 2026-06-10
   days on market $100,000 Active 21 DOM
9. 2026-06-09
   days on market $100,000 Active 20 DOM
10. 2026-06-08
    days on market $100,000 Active 19 DOM
11. 2026-06-07
    days on market $100,000 Active 18 DOM
12. 2026-06-05
    days on market $100,000 Active 15 DOM
13. 2026-06-03
    days on market $100,000 Active 14 DOM
14. 2026-06-02
    days on market $100,000 Active 13 DOM
15. 2026-06-01
    days on market $100,000 Active 12 DOM
16. 2026-05-31
    days on market $100,000 Active 11 DOM
17. 2026-05-30
    days on market $100,000 Active 10 DOM
18. 2026-05-21
    status Active
19. 2026-05-21
    price $100,000
20. 2026-03-20
    status Pending 883-char remark

    Show marketing remark (883 chars)

    Short Sale. Opportunity awaits with this spacious 3 bedroom, 2 bath manufactured home offering 1,920 square feet of living space on a . 21 acre lot in the Holly Hills community of Archer, FL. The home features an open living, dining, and kitchen layout that provides a functional flow for everyday living and entertaining, along with a separate den that adds flexible space for a home office, playroom, or second living area. A dedicated laundry room and updated appliances add convenience and value. The property does need some repairs, including the roof, carpets, and septic system, making it an ideal option for investors, renovators, or buyers looking to add their personal touch and build equity. Conveniently located with easy access to Gainesville and surrounding areas, this home offers a solid footprint and strong potential in a growing area. Schedule your showing today!!

21. 2026-01-19
    status Pending

    Show marketing remark (883 chars)

    Short Sale. Opportunity awaits with this spacious 3 bedroom, 2 bath manufactured home offering 1,920 square feet of living space on a . 21 acre lot in the Holly Hills community of Archer, FL. The home features an open living, dining, and kitchen layout that provides a functional flow for everyday living and entertaining, along with a separate den that adds flexible space for a home office, playroom, or second living area. A dedicated laundry room and updated appliances add convenience and value. The property does need some repairs, including the roof, carpets, and septic system, making it an ideal option for investors, renovators, or buyers looking to add their personal touch and build equity. Conveniently located with easy access to Gainesville and surrounding areas, this home offers a solid footprint and strong potential in a growing area. Schedule your showing today!!

22. 2026-01-19
    listed $75,000 Active 883-char remark

    Show marketing remark (883 chars)

    Short Sale. Opportunity awaits with this spacious 3 bedroom, 2 bath manufactured home offering 1,920 square feet of living space on a . 21 acre lot in the Holly Hills community of Archer, FL. The home features an open living, dining, and kitchen layout that provides a functional flow for everyday living and entertaining, along with a separate den that adds flexible space for a home office, playroom, or second living area. A dedicated laundry room and updated appliances add convenience and value. The property does need some repairs, including the roof, carpets, and septic system, making it an ideal option for investors, renovators, or buyers looking to add their personal touch and build equity. Conveniently located with easy access to Gainesville and surrounding areas, this home offers a solid footprint and strong potential in a growing area. Schedule your showing today!!

23. 2026-01-18
    listed $75,000 Active
24. 2026-01-13
    historical
25. 2025-12-10
    price $129,900
26. 2025-12-02
    listed $140,500 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: $1,099 · $92/mo
• Projected year-2 tax: $1,099 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 19 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: $24,893
• − Mortgage interest: −$5,602
• − Property taxes: −$1,099
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$2,909
• Taxable income: $10,003
• Est. tax owed @ 24.0%: −$2,401
• After-tax cash flow: $8,575/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

• Census place: Archer, FL
• City population: 7,340
• Population (ZIP): 7,340

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: Predominantly White (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

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: ▲ 0.60%
• Current HPI: 321.3332
• 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

-28.8% since first listed

9 events — show timeline

• 2026-05-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Pending — DGLMLS
• 2026-01-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Listed $75,000 DGLMLS
• 2026-01-18 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Listed $140,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $1,099 · +4.3% YoY. Source: county tax records.