9950 SE 309th Ave · Pittman, FL 32702

$34,000

3 bd · 2.0 ba · 924 sqft · Manufactured · 18 Days on market

Built 1985 Poor condition 7,405 sqft lot Est $33k · at est. ↓ 15% 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
• Appreciation +10.0/10.0
• ARV discount +6.5/15.0
• Schools +3.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Investor Special – Cash Only! Located in the heart of Altoona, Florida, this 3-bedroom, 2-bathroom manufactured home sits on a 0.17-acre lot with a private well and septic system. Surrounded by the natural beauty of the Ocala National Forest, this property offers endless potential for the right buyer. The home is in need of repairs and is being sold as-is, making it an excellent opportunity for investors, flippers, or buyers looking to renovate or replace the existing structure. Enjoy a peaceful rural setting with convenient access to outdoor recreation, including fishing, hiking, boating, and camping throughout the nearby national forest. Property Highlights: 3 Bedrooms / 2 Bathrooms 0.17 Acres of Land (Owned, No Lot Rent) Private Well and Septic Cash Purchase Only – No Financing Located Among the Ocala National Forest This property offers great potential for those seeking a rural investment opportunity or a future retreat in a tranquil, natural setting. Sold As-Is. Cash Only. No Seller Financing.

Key facts

• Outdoor recreation
• Private well
• Rural setting

Tags

• PRIVATE WELL
• SEPTIC SYSTEM
• RURAL SETTING
• OUTDOOR RECREATION
• OCALA NATIONAL FOREST

Property features AI

Exterior

• Parking: Paved and unpaved driveway
• Utilities: Private well water; Septic tank
• Home design: Manufactured home (single wide); Residential property
• Construction: Metal roof
• Exterior features: Level, wooded lot; Unimproved road frontage and road surface

Interior

• Kitchen: Gas oven; Gas range
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating system specified
• Interior features: Gas oven; Gas range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $34k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $33k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#885 in FL) — a working-class tenant base; expect higher turnover. Strengths: crime A+; Watch: amenities F, commute F, cost of living 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: Stanton-Weirsdale Elementary School (math 42% / reading 36%, grade F, #1,560 of 2,144 statewide, top 73%, 544 students, 70% FRL); Lake Weir Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Market conditions: 37 active listings in the ZIP; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($235 loan paydown + $3k appreciation (10.0% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $27k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $33,490 (1.5% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.45% ✓
• Cap rate: 30.73%
• Cash-on-cash: 87.28%
• DSCR: 4.88
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $33,264
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9950 SE 309th Ave	0.00mi	3/2.0	924 (0%)	1mo	$33,000	$36	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 96.6%
• Equity multiple: 7.58×
• Total profit: $62,634
• Equity at exit: $30,630

10-year hold

• IRR: 91.7%
• Equity multiple: 16.74×
• Total profit: $149,802
• Equity at exit: $66,055

Cash invested: $9,520 (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 32702

• Home prices YoY: 3.3%
• Active inventory: 37
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$178
• Tax est. 1.5%: −$42 /mo · $510/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $692

Break-even live

Break-even rent $297

Max offer price $34,000

Occupancy floor 36%

Sensitivity live

Price	-10% $716	-5% $704	+0% $692	+5% $681	+10% $669
Rent	-10% $600	-5% $646	+0% $692	+5% $739	+10% $785
Rate	-1.0pp $710	-0.5pp $701	base $692	+0.5pp $684	+1.0pp $675

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-15
   status Pending
2. 2026-04-27
   listed $34,000 Active
3. 2026-04-21
   soldstatus $27,000 Closed 1032-char remark

   Show marketing remark (1032 chars)

   Investor Special – Cash Only! Located in the heart of Altoona, Florida, this 3-bedroom, 2-bathroom manufactured home sits on a 0.17-acre lot with a private well and septic system. Surrounded by the natural beauty of the Ocala National Forest, this property offers endless potential for the right buyer. The home is in need of repairs and is being sold as-is, making it an excellent opportunity for investors, flippers, or buyers looking to renovate or replace the existing structure. Enjoy a peaceful rural setting with convenient access to outdoor recreation, including fishing, hiking, boating, and camping throughout the nearby national forest. Property Highlights: 3 Bedrooms / 2 Bathrooms 0.17 Acres of Land (Owned, No Lot Rent) Private Well and Septic Cash Purchase Only – No Financing Located Among the Ocala National Forest This property offers great potential for those seeking a rural investment opportunity or a future retreat in a tranquil, natural setting. Sold As-Is. Cash Only. No Seller Financing.

4. 2026-04-09
   status Pending 1032-char remark

   Show marketing remark (1032 chars)

   Investor Special – Cash Only! Located in the heart of Altoona, Florida, this 3-bedroom, 2-bathroom manufactured home sits on a 0.17-acre lot with a private well and septic system. Surrounded by the natural beauty of the Ocala National Forest, this property offers endless potential for the right buyer. The home is in need of repairs and is being sold as-is, making it an excellent opportunity for investors, flippers, or buyers looking to renovate or replace the existing structure. Enjoy a peaceful rural setting with convenient access to outdoor recreation, including fishing, hiking, boating, and camping throughout the nearby national forest. Property Highlights: 3 Bedrooms / 2 Bathrooms 0.17 Acres of Land (Owned, No Lot Rent) Private Well and Septic Cash Purchase Only – No Financing Located Among the Ocala National Forest This property offers great potential for those seeking a rural investment opportunity or a future retreat in a tranquil, natural setting. Sold As-Is. Cash Only. No Seller Financing.

5. 2026-03-16
   price $35,000 1032-char remark

   Show marketing remark (1032 chars)

   Investor Special – Cash Only! Located in the heart of Altoona, Florida, this 3-bedroom, 2-bathroom manufactured home sits on a 0.17-acre lot with a private well and septic system. Surrounded by the natural beauty of the Ocala National Forest, this property offers endless potential for the right buyer. The home is in need of repairs and is being sold as-is, making it an excellent opportunity for investors, flippers, or buyers looking to renovate or replace the existing structure. Enjoy a peaceful rural setting with convenient access to outdoor recreation, including fishing, hiking, boating, and camping throughout the nearby national forest. Property Highlights: 3 Bedrooms / 2 Bathrooms 0.17 Acres of Land (Owned, No Lot Rent) Private Well and Septic Cash Purchase Only – No Financing Located Among the Ocala National Forest This property offers great potential for those seeking a rural investment opportunity or a future retreat in a tranquil, natural setting. Sold As-Is. Cash Only. No Seller Financing.

6. 2025-10-26
   listed $40,000 Active 1032-char remark

   Show marketing remark (1032 chars)

   Investor Special – Cash Only! Located in the heart of Altoona, Florida, this 3-bedroom, 2-bathroom manufactured home sits on a 0.17-acre lot with a private well and septic system. Surrounded by the natural beauty of the Ocala National Forest, this property offers endless potential for the right buyer. The home is in need of repairs and is being sold as-is, making it an excellent opportunity for investors, flippers, or buyers looking to renovate or replace the existing structure. Enjoy a peaceful rural setting with convenient access to outdoor recreation, including fishing, hiking, boating, and camping throughout the nearby national forest. Property Highlights: 3 Bedrooms / 2 Bathrooms 0.17 Acres of Land (Owned, No Lot Rent) Private Well and Septic Cash Purchase Only – No Financing Located Among the Ocala National Forest This property offers great potential for those seeking a rural investment opportunity or a future retreat in a tranquil, natural setting. Sold As-Is. Cash Only. No Seller Financing.

ⓘ 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: $14,086
• − Mortgage interest: −$1,905
• − Property taxes: −$510
• − Insurance: −$170
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$989
• Taxable income: $8,259
• Est. tax owed @ 24.0%: −$1,982
• After-tax cash flow: $6,327/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 · 12 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and structural work, making it an excellent opportunity for investors to renovate and increase its value.

Repairs flagged

• Major Exposed subfloor — Structural damage
• Major Missing cabinets — Structural damage
• Major Missing fixtures — Structural damage
• Major Rusty metal siding — Structural damage
• Major Structural damage — Structural damage

Value-add opportunities

• Both Landscaping and curb appeal — Enhances property value and attracts buyers
• Both Structural repairs — Improves safety and functionality
• Both Interior repairs — Enhances property value and attracts buyers
• Both HVAC repairs — Improves comfort and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor · Structural damage	Major	$15,000–50,000
Missing cabinets · Structural damage	Major	$15,000–50,000
Missing fixtures · Structural damage	Major	$15,000–50,000
Rusty metal siding · Structural damage	Major	$15,000–50,000
Structural damage · Structural damage	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances property value and attracts buyers ↑
• Both Structural repairs — Improves safety and functionality ↑
• Both Interior repairs — Enhances property value and attracts buyers ↑
• Both HVAC repairs — Improves comfort and functionality ↑

ⓘ 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: 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 — Pittman

• Score: 52/100
• State rank: #885
• US rank: #25007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,732

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Black 3% Two or more races 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Portuguese 4% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 12.23%
• Current HPI: 383.8128
• 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

-15.0% since first listed

6 events — show timeline

• 2026-05-15 Pending — RACC
• 2026-04-27 Listed $34,000 RACC
• 2026-04-21 Sold (MLS) $27,000 RACC
• 2026-04-09 Pending — RACC
• 2026-03-16 Price Changed $35,000 RACC
• 2025-10-26 Listed $40,000 RACC