3111 NE 167th Pl · Reddick, FL 32113

$110,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 171 Days on market

Built 1992 0.26 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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

TURN KEY FLASH SALE - Ready to Experience Farm Life in Citra, FL This perfect investment and income-generating property offers the peace of country living with everything brand new! Enjoy the charm of rural life while earning $1,200–$1,400 monthly in rental income. Property Highlights: Completely updated throughout – new laminate flooring, tile in kitchen, hallway, and bathroom New well and brand-new septic system | New electrical system and central A/C | Washer and dryer included | Perfect for investors, retior anyone seeking a peaceful lifestyle with steady income Embrace the tranquility of farm living with modern comforts — move-in ready and income-producing from

Key facts

• Updated throughout
• New well
• New septic system

Tags

• UPDATED THROUGHOUT
• NEW LAMINATE FLOORING
• NEW WELL
• NEW SEPTIC SYSTEM
• NEW ELECTRICAL SYSTEM
• CENTRAL A/C

Property features AI

Finance

• Other: Lot approximately 0.26 acres (100 x 90); Total acreage between 1/4 and less than 1/2 acre; Living area ~720 sq ft (public records); Building area ~672 sq ft (public records); Direction faces northeast
• Financial info: No lease restrictions; No investor-specific financial details provided
• HOA & community: No HOA

Exterior

• Parking: Parking details not provided
• Security: No specific security features listed
• Utilities: Well water; Septic tank; Electricity available and connected; Water available and connected; Sewer available and connected; Cable available
• Home design: Residential modular home; One level; Faces northeast
• Construction: Metal siding; Metal/other roof; Other foundation; Built as modular construction
• Exterior features: Balcony; Unimproved road access

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Thermostat
• Laundry & utility: Washer; Dryer; Laundry area with corridor access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.2% in Reddick — 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 58/100 on livability (#845 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, 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: Sparr Elementary School (math 42% / reading 42%, grade F, #1,403 of 2,144 statewide, top 67%, 425 students, 67% FRL); North Marion Middle School (math 35% / reading 34%, grade F, #421 of 571 statewide, top 74%, 803 students, 72% FRL); North Marion High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,303 students, 66% FRL).
• Market conditions: 144 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $761 of loan paydown is wiped out by about $3k 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 171 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $110k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 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 D 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. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $52,416
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3176 NE 164th Ln	0.28mi	2/2.0	742 (+10%)	6mo	$58,000	$78	60

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-5,371
• Equity at exit: $16,401

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $11,257
• Equity at exit: $9,511

Cash invested: $30,800 (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 32113

• Home prices YoY: -5.5%
• Active inventory: 144
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $196

Break-even live

Break-even rent $852

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $258	-5% $227	+0% $196	+5% $165	+10% $134
Rent	-10% $109	-5% $153	+0% $196	+5% $240	+10% $283
Rate	-1.0pp $252	-0.5pp $224	base $196	+0.5pp $168	+1.0pp $139

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17410 NE 37th Ct Citra, FL	1.0	1.0	672	$1,100	$1.64	14d	1	0.92mi

Listing history 25 events

1. 2026-06-22
   days on market $110,000 Active 171 DOM
2. 2026-06-18
   days on market $110,000 Active 168 DOM
3. 2026-06-17
   days on market $110,000 Active 167 DOM
4. 2026-06-16
   days on market $110,000 Active 166 DOM
5. 2026-06-15
   days on market $110,000 Active 165 DOM
6. 2026-06-14
   days on market $110,000 Active 163 DOM
7. 2026-06-13
   days on market $110,000 Active 162 DOM
8. 2026-06-10
   days on market $110,000 Active 160 DOM
9. 2026-06-09
   days on market $110,000 Active 159 DOM
10. 2026-06-08
    days on market $110,000 Active 158 DOM
11. 2026-06-07
    days on market $110,000 Active 157 DOM
12. 2026-06-03
    days on market $110,000 Active 153 DOM
13. 2026-06-02
    days on market $110,000 Active 152 DOM
14. 2026-05-31
    days on market $110,000 Active 150 DOM
15. 2026-05-30
    days on market $110,000 Active 149 DOM
16. 2026-05-26
    status Active
17. 2026-05-26
    price $110,000
18. 2026-02-28
    price $90,000
19. 2026-02-04
    price $121,599
20. 2026-01-24
    price $125,530
21. 2026-01-06
    price $128,950
22. 2025-12-07
    price $137,950
23. 2025-10-06
    listed $150,000 Active
24. 1998-05-04
    soldstatus $25,000
25. 1993-07-20
    soldstatus $26,500

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$311/yr (+$26/mo · 51.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$6,162
• − Property taxes: −$602
• − Insurance: −$550
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,200
• Taxable income: $574
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $2,216/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 — Reddick

• Score: 58/100
• State rank: #845
• US rank: #21164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,382

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 (67%)
• Race & ethnicity: White 67% Black 12% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 1%
• Common ancestry: Iranian 3% Serbian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 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: ▼ -16.68%
• Current HPI: 284.1669
• 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

+315.1% since first listed

10 events — show timeline

• 2026-05-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $121,599 Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Price Changed $125,530 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $128,950 Stellar MLS as Distributed by MLS Grid
• 2025-12-07 Price Changed $137,950 Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 1998-05-04 Sold (Public Records) $25,000 Public Records
• 1993-07-20 Sold (Public Records) $26,500 Public Records

Property tax history

+11.6%/yr

Latest (2025): $602 · +547.3% YoY. Source: county tax records.