1483 177th Rd · Live Oak, FL 32060

$79,000

1 bd · 1.0 ba · 408 sqft · Manufactured public records · 119 Days on market

Built 1996 0.32 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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover peaceful North Florida living in this beautifully updated 1 bedroom, 1 bathroom manufactured home offering 408 square feet of efficient, thoughtfully designed space. Located just outside of Live Oak, you’ll enjoy the perfect balance of privacy and convenience - close to town amenities while surrounded by serene countryside. Step inside to find a bright, refreshed interior featuring modern finishes and smart use of space. The open living area flows comfortably into the kitchen, creating a welcoming atmosphere that feels both cozy and functional. Recent updates give the home a clean, move-in-ready feel, making it ideal as a primary residence, weekend retreat, or investment opportunity. The bedroom offers a comfortable private space with ample natural light, while the bathroom features contemporary fixtures and finishes. Every square foot has been maximized for comfort and efficiency. Outside, enjoy the quiet setting with room to relax, garden, or simply take in the peaceful surroundings. With low maintenance needs and affordable living, this property is perfect for downsizing, first-time buyers, or anyone seeking a simplified lifestyle.

Key facts

• Quiet setting
• Open living area
• Modern finishes

Tags

• UPDATED MANUFACTURED HOME
• BRIGHT REFRESHED INTERIOR
• MODERN FINISHES
• OPEN LIVING AREA
• CONTEMPORARY FIXTURES
• QUIET SETTING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $78k (1.0% below list).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.7% in Live Oak — 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 70/100 on livability (#448 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Suwannee (town): math 45% / reading 44% proficiency, ranked #52 of 73 in FL (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 285 active listings in the ZIP; 138 units permitted in Suwannee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.4

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-4,070
• Equity at exit: $11,779

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $7,621
• Equity at exit: $6,830

Cash invested: $22,120 (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 32060

• Home prices YoY: -26.5%
• Active inventory: 285
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $782 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $138

Break-even live

Break-even rent $608

Max offer price $79,000

Occupancy floor 77%

Sensitivity live

Price	-10% $182	-5% $160	+0% $138	+5% $115	+10% $93
Rent	-10% $76	-5% $107	+0% $138	+5% $168	+10% $199
Rate	-1.0pp $177	-0.5pp $158	base $138	+0.5pp $117	+1.0pp $96

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $79,000 Active 119 DOM
2. 2026-06-18
   days on market $79,000 Active 118 DOM
3. 2026-06-17
   days on market $79,000 Active 117 DOM
4. 2026-06-16
   days on market $79,000 Active 116 DOM
5. 2026-06-15
   days on market $79,000 Active 115 DOM
6. 2026-06-14
   days on market $79,000 Active 113 DOM
7. 2026-06-12
   pricedays on market $79,000 Active 112 DOM
8. 2026-06-09
   days on market $84,000 Active 109 DOM
9. 2026-06-08
   days on market $84,000 Active 108 DOM
10. 2026-06-07
    days on market $84,000 Active 107 DOM
11. 2026-06-03
    days on market $84,000 Active 103 DOM
12. 2026-06-02
    days on market $84,000 Active 102 DOM
13. 2026-06-01
    days on market $84,000 Active 101 DOM
14. 2026-05-31
    days on market $84,000 Active 100 DOM
15. 2026-05-30
    days on market $84,000 Active 99 DOM
16. 2026-05-08
    price $84,000 1167-char remark

    Show marketing remark (1167 chars)

    Discover peaceful North Florida living in this beautifully updated 1 bedroom, 1 bathroom manufactured home offering 408 square feet of efficient, thoughtfully designed space. Located just outside of Live Oak, you’ll enjoy the perfect balance of privacy and convenience - close to town amenities while surrounded by serene countryside. Step inside to find a bright, refreshed interior featuring modern finishes and smart use of space. The open living area flows comfortably into the kitchen, creating a welcoming atmosphere that feels both cozy and functional. Recent updates give the home a clean, move-in-ready feel, making it ideal as a primary residence, weekend retreat, or investment opportunity. The bedroom offers a comfortable private space with ample natural light, while the bathroom features contemporary fixtures and finishes. Every square foot has been maximized for comfort and efficiency. Outside, enjoy the quiet setting with room to relax, garden, or simply take in the peaceful surroundings. With low maintenance needs and affordable living, this property is perfect for downsizing, first-time buyers, or anyone seeking a simplified lifestyle.

17. 2026-03-25
    price $89,000 1167-char remark

    Show marketing remark (1167 chars)

    Discover peaceful North Florida living in this beautifully updated 1 bedroom, 1 bathroom manufactured home offering 408 square feet of efficient, thoughtfully designed space. Located just outside of Live Oak, you’ll enjoy the perfect balance of privacy and convenience - close to town amenities while surrounded by serene countryside. Step inside to find a bright, refreshed interior featuring modern finishes and smart use of space. The open living area flows comfortably into the kitchen, creating a welcoming atmosphere that feels both cozy and functional. Recent updates give the home a clean, move-in-ready feel, making it ideal as a primary residence, weekend retreat, or investment opportunity. The bedroom offers a comfortable private space with ample natural light, while the bathroom features contemporary fixtures and finishes. Every square foot has been maximized for comfort and efficiency. Outside, enjoy the quiet setting with room to relax, garden, or simply take in the peaceful surroundings. With low maintenance needs and affordable living, this property is perfect for downsizing, first-time buyers, or anyone seeking a simplified lifestyle.

18. 2026-02-21
    listed $99,000 Active 1167-char remark

    Show marketing remark (1167 chars)

    Discover peaceful North Florida living in this beautifully updated 1 bedroom, 1 bathroom manufactured home offering 408 square feet of efficient, thoughtfully designed space. Located just outside of Live Oak, you’ll enjoy the perfect balance of privacy and convenience - close to town amenities while surrounded by serene countryside. Step inside to find a bright, refreshed interior featuring modern finishes and smart use of space. The open living area flows comfortably into the kitchen, creating a welcoming atmosphere that feels both cozy and functional. Recent updates give the home a clean, move-in-ready feel, making it ideal as a primary residence, weekend retreat, or investment opportunity. The bedroom offers a comfortable private space with ample natural light, while the bathroom features contemporary fixtures and finishes. Every square foot has been maximized for comfort and efficiency. Outside, enjoy the quiet setting with room to relax, garden, or simply take in the peaceful surroundings. With low maintenance needs and affordable living, this property is perfect for downsizing, first-time buyers, or anyone seeking a simplified lifestyle.

19. 2023-03-09
    soldstatus $79,000

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$255/yr (+$21/mo · 63.5%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,390
• − Mortgage interest: −$4,425
• − Property taxes: −$401
• − Insurance: −$395
• − Repairs & maintenance: −$751
• − Management: −$751
• − Depreciation: −$2,298
• Taxable income: $368
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $1,562/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: Suwannee
• NCES district ID: 1201830
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $37,785
• Composite: 37.07/100
• National rank: #4503
• State rank: #52 of 73 in FL

Livability — Live Oak

• Score: 70/100
• State rank: #448
• US rank: #8100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,085

Population outlook (Suwannee County) Hauer SSP2

• Today (2025): 45,226 people
• By 2030: 45,833 · +1.3%
• By 2040: 46,631 · +3.1%
• By 2050: 46,544 · +2.9%
• By 2075: 43,635 · -3.5%
• By 2100: 34,318 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Black 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 1% Cuban 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Suwannee

• 2024 margin: Solid R (+61.0) · D 19.3% · R 80.2%
• 2008→2024 swing: -17.8pp toward R · 2008: -43.1pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+56.6 2016: R+55.3 2012: R+45.0 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.37%
• Current HPI: 167.3265
• 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

+6.3% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $84,000 NFMLS
• 2026-03-25 Price Changed $89,000 NFMLS
• 2026-02-21 Listed $99,000 NFMLS
• 2023-03-09 Sold (Public Records) $79,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $401 · +13.0% YoY. Source: county tax records.