9635 SE 162nd St · The Villages, FL 34491

$99,000

3 bd · 2.0 ba · 1,058 sqft · Manufactured public records · 63 Days on market

Built 1974 9,583 sqft lot $94/sqft · 10% below area Est $110k · 10% under

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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
• ARV discount +11.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting 3-bedroom, 2 bathroom home in the heart of Summerfield, conveniently located near Ocala and The Villages. Situated on nearly a quarter acre, this property offers the perfect blend of space, privacy, and potential. Step inside to a spacious layout with plenty of room for comfortable everyday living. Whether you're relaxing at home or entertaining guests, you’ll appreciate the flexibility this home provides. Outside, enjoy a fenced backyard—ideal for pets or weekend gatherings—along with a one-car carport and additional storage space for all your needs. This home is a great opportunity for buyers looking to add their personal touch and create something truly their own. Or an investor looking for a home with a low entry point and strong rental potential. With solid bones and a desirable location, it’s the perfect place to call home. Don’t miss your chance to own a property with space, charm, and potential—schedule your showing today!

Key facts

• 9,583 sq ft lot
• Parking
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 5.0% in The Villages — 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 (#431 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A; Watch: amenities F, commute F, health & safety 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.
• Market conditions: 705 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago 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 $85k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.97% ✓
• Cap rate: 16.54%
• Cash-on-cash: 36.61%
• DSCR: 2.63
• GRM: 4.2

CMA / ARV

• ARV (median comp): $109,558
• List price: $99,000
• Delta: -9.64%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.4%
• Equity multiple: 2.37×
• Total profit: $37,858
• Equity at exit: $14,761

10-year hold

• IRR: 39.5%
• Equity multiple: 4.70×
• Total profit: $102,472
• Equity at exit: $8,560

Cash invested: $27,720 (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: 705
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$519
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $846

Break-even live

Break-even rent $880

Max offer price $99,000

Occupancy floor 52%

Sensitivity live

Price	-10% $902	-5% $874	+0% $846	+5% $818	+10% $790
Rent	-10% $692	-5% $769	+0% $846	+5% $923	+10% $1,000
Rate	-1.0pp $896	-0.5pp $871	base $846	+0.5pp $820	+1.0pp $794

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,800	$1.28	22d	1	0.42mi
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	14d	1	0.54mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	22d	1	0.64mi
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,300	$1.62	14d	1	0.72mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	22d	1	0.74mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	22d	1	1.00mi
8721 SE 157th St Summerfield, FL	3.0	2.0	1236	$1,650	$1.33	22d	1	1.05mi
8364 SE 158th Pl Summerfield, FL	3.0	2.0	1374	$2,000	$1.46	14d	1	1.28mi
8352 SE 158th Pl Summerfield, FL	3.0	2.0	1232	$2,000	$1.62	14d	1	1.30mi
11001 SE Sunset Harbor Rd Unit H52 Summerfield, FL	2.0	2.5	1224	$1,440	$1.18	22d	1	1.39mi
11001 SE Sunset Harbor Rd Unit A08 Summerfield, FL	2.0	1.5	1200	$2,000	$1.67	22d	1	1.41mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	22d	1	1.41mi
11001 SE Sunset Harbor Rd Summerfield, FL	2.0	1.5–2.0	1244	$1,770	$1.42	22d	2	1.42mi

Listing history 27 events

1. 2026-06-18
   days on market $99,000 Active 63 DOM
2. 2026-06-17
   days on market $99,000 Active 62 DOM
3. 2026-06-16
   days on market $99,000 Active 61 DOM
4. 2026-06-15
   days on market $99,000 Active 60 DOM
5. 2026-06-14
   days on market $99,000 Active 58 DOM
6. 2026-06-13
   days on market $99,000 Active 57 DOM
7. 2026-06-10
   days on market $99,000 Active 55 DOM
8. 2026-06-09
   days on market $99,000 Active 54 DOM
9. 2026-06-08
   days on market $99,000 Active 53 DOM
10. 2026-06-07
    days on market $99,000 Active 52 DOM
11. 2026-06-03
    days on market $99,000 Active 48 DOM
12. 2026-06-02
    days on market $99,000 Active 47 DOM
13. 2026-06-01
    days on market $99,000 Active 46 DOM
14. 2026-05-31
    days on market $99,000 Active 45 DOM
15. 2026-05-30
    days on market $99,000 Active 44 DOM
16. 2026-04-16
    listed $99,000 Active 1005-char remark

    Show marketing remark (1005 chars)

    Welcome to this inviting 3-bedroom, 2 bathroom home in the heart of Summerfield, conveniently located near Ocala and The Villages. Situated on nearly a quarter acre, this property offers the perfect blend of space, privacy, and potential. Step inside to a spacious layout with plenty of room for comfortable everyday living. Whether you're relaxing at home or entertaining guests, you’ll appreciate the flexibility this home provides. Outside, enjoy a fenced backyard—ideal for pets or weekend gatherings—along with a one-car carport and additional storage space for all your needs. This home is a great opportunity for buyers looking to add their personal touch and create something truly their own. Or an investor looking for a home with a low entry point and strong rental potential. With solid bones and a desirable location, it’s the perfect place to call home. Don’t miss your chance to own a property with space, charm, and potential—schedule your showing today!

17. 2022-03-14
    soldstatus $85,000
18. 2022-03-11
    soldstatus $85,000 Closed 396-char remark

    Show marketing remark (396 chars)

    Great Opportunity! Own this three-bedroom home in Summerfield with close proximity to Ocala and The Villages. Just shy of a quarter acre, this home has a spacious lot and room to roam. The property has a one car carport, fenced backyard, and storage space. Sold As-is and Ready for the next owner to take over! The tenant may want to remain in the home if possible. Don't miss this opportunity!

19. 2022-02-20
    status Pending 396-char remark

    Show marketing remark (396 chars)

    Great Opportunity! Own this three-bedroom home in Summerfield with close proximity to Ocala and The Villages. Just shy of a quarter acre, this home has a spacious lot and room to roam. The property has a one car carport, fenced backyard, and storage space. Sold As-is and Ready for the next owner to take over! The tenant may want to remain in the home if possible. Don't miss this opportunity!

20. 2022-01-06
    listed $85,000 Active 396-char remark

    Show marketing remark (396 chars)

    Great Opportunity! Own this three-bedroom home in Summerfield with close proximity to Ocala and The Villages. Just shy of a quarter acre, this home has a spacious lot and room to roam. The property has a one car carport, fenced backyard, and storage space. Sold As-is and Ready for the next owner to take over! The tenant may want to remain in the home if possible. Don't miss this opportunity!

21. 2005-02-18
    soldstatus $59,000
22. 2005-02-16
    soldstatus $59,000
23. 2005-02-16
    soldstatus $59,000
24. 2005-01-17
    listed $61,000
25. 2005-01-07
    listed $61,000
26. 1991-04-01
    soldstatus $28,000
27. 1989-06-01
    soldstatus $20,000

ⓘ 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: $1,619 · $135/mo
• Projected year-2 tax: $1,619 · $135/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 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: $23,408
• − Mortgage interest: −$5,546
• − Property taxes: −$1,619
• − Insurance: −$495
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$2,880
• Taxable income: $9,123
• Est. tax owed @ 24.0%: −$2,190
• After-tax cash flow: $7,959/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 — The Villages

• Score: 70/100
• State rank: #431
• US rank: #7363

Category grades

Amenities F Commute F Cost of living B- Crime A+ Employment B+ Housing A Health & safety F 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

+395.0% since first listed

12 events — show timeline

• 2026-04-16 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-14 Sold (Public Records) $85,000 Public Records
• 2022-03-11 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-06 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-18 Sold (Public Records) $59,000 Public Records
• 2005-02-16 Sold (MLS) $59,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-16 Sold (MLS) $59,000 Stellar MLS as Distributed by MLS Grid
• 2005-01-17 Listed $61,000 Stellar MLS as Distributed by MLS Grid
• 2005-01-07 Listed $61,000 Stellar MLS as Distributed by MLS Grid
• 1991-04-01 Sold (Public Records) $28,000 Public Records
• 1989-06-01 Sold (Public Records) $20,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,619 · +20.3% YoY. Source: county tax records.