6290 SE 140th Pl · Belleview, FL 34491

$185,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 241 Days on market

Built 1992 0.28 ac lot $220/sqft · 38% above area Est $134k · 38% over

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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 +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner is ready and motivated , ,, ,, ,, EVERYTHING IS FOR SALE <<<<<<<selling pick up truck , ,, lawn mover and tractor separately , ,

Key facts

• 0.28 acre lot
• Built 1992
• Listed 241 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $181 ($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 $166k (10.2% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.6% in Belleview — 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 69/100 on livability (#458 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• 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); Belleview Middle School (math 49% / reading 50%, grade C, #259 of 571 statewide, top 46%, 1,573 students, 60% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 713 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 241 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $185k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.90% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $133,990
• List price: $185,000
• Delta: 38.07%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-18,492
• Equity at exit: $27,584

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,493
• Equity at exit: $15,995

Cash invested: $51,800 (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 34491

• Home prices YoY: -35.0%
• Active inventory: 713
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $181

Break-even live

Break-even rent $1,432

Max offer price $185,000

Occupancy floor 84%

Sensitivity live

Price	-10% $286	-5% $234	+0% $181	+5% $129	+10% $77
Rent	-10% $50	-5% $116	+0% $181	+5% $247	+10% $313
Rate	-1.0pp $275	-0.5pp $228	base $181	+0.5pp $133	+1.0pp $85

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14025 SE 54th Ct Summerfield, FL	2.0	1.5	1008	$1,500	$1.49	15d	1	0.73mi
13678 SE 55th Ave Summerfield, FL	3.0	2.0	960	$1,499	$1.56	23d	1	0.79mi
16152 SE 77th Ct Summerfield, FL	1.0–3.0	1.0–2.0	1140	$1,890	$1.66	15d	15	1.47mi

Listing history 18 events

1. 2026-06-22
   days on market $185,000 Active 241 DOM
2. 2026-06-18
   days on market $185,000 Active 238 DOM
3. 2026-06-17
   days on market $185,000 Active 237 DOM
4. 2026-06-16
   days on market $185,000 Active 236 DOM
5. 2026-06-15
   days on market $185,000 Active 235 DOM
6. 2026-06-14
   days on market $185,000 Active 233 DOM
7. 2026-06-13
   days on market $185,000 Active 232 DOM
8. 2026-06-10
   days on market $185,000 Active 230 DOM
9. 2026-06-09
   days on market $185,000 Active 229 DOM
10. 2026-06-08
    days on market $185,000 Active 228 DOM
11. 2026-06-07
    days on market $185,000 Active 227 DOM
12. 2026-06-03
    days on market $185,000 Active 223 DOM
13. 2026-06-02
    days on market $185,000 Active 222 DOM
14. 2026-05-31
    days on market $185,000 Active 220 DOM
15. 2026-05-30
    days on market $185,000 Active 219 DOM
16. 2025-10-23
    listed $185,000 Active 156-char remark

    Show marketing remark (156 chars)

    Owner is ready and motivated , ,, ,, ,, EVERYTHING IS FOR SALE &lt;&lt;&lt;&lt;&lt;&lt;&lt;selling pick up truck , ,, lawn mover and tractor separately , ,

17. 2024-04-25
    soldstatus $58,000
18. 1997-12-15
    soldstatus $22,500

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$525/yr (+$44/mo · 52.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,941
• − Mortgage interest: −$10,363
• − Property taxes: −$1,010
• − Insurance: −$925
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$5,382
• Taxable loss: −$929
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $2,399/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 — Belleview

• Score: 69/100
• State rank: #458
• US rank: #8314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 315,796 people
• City population: 83,973
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 256.0

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 (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%

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

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

+722.2% since first listed

3 events — show timeline

• 2025-10-23 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-25 Sold (Public Records) $58,000 Public Records
• 1997-12-15 Sold (Public Records) $22,500 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,010 · -24.4% YoY. Source: county tax records.