7697 NW 165th St · Andrews, FL 32693

$184,000

3 bd · 2.0 ba · 720 sqft · Manufactured public records · 59 Days on market

Built 2026 1.40 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 +17.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the potential of this spacious 1.29-acre lot, situated on a paved road, complete with essential utilities, including well, power pole, and septic! The existing mobile home offers a great opportunity for renovation or can be replaced with a brand-new mobile home or a custom-built home of your dreams. This property is conveniently situated near Walmart and Winn-Dixie, making it easy to access essential shopping. Additionally, it's close to the Suwannee River and several natural springs, perfect for outdoor adventures. Don't miss out on this chance to create your ideal living space in a vibrant area!

Key facts

• New well
• New septic system
• Fully fenced lot

Tags

• NEW WELL
• NEW SEPTIC SYSTEM
• NEW METER POLE
• FULLY FENCED LOT
• LARGE CONCRETE SLAB

Property features AI

Finance

• Other: Lot approximately 1.4 acres; Living area about 860 (owner-provided); Building area about 860 (owner-provided); Property type: Residential — Manufactured Home; Body type: Single Wide; Zoned RES; Permit number 20260207

Exterior

• Parking: Driveway
• Utilities: Private well water; Septic tank; Electricity available; Water available; Sewer available
• Home design: Residential manufactured home (single wide); One story; Faces south; Completed condition; New construction
• Construction: Other construction materials; Shingle roof; Other foundation
• Exterior features: Patio; Other exterior features; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Split bedroom layout; 5 total rooms
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $184k.

Deal economics

• At list price, monthly cash flow is $146 ($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 $156k (15.0% below list).
• Recommended offer: $156k (15.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#840 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D, schools F.
• Levy (rural): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 199 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Levy County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 59 days — a 3% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $184k implies a 309% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,445 (15.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.85% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.7%
• Equity multiple: 3.12×
• Total profit: $109,436
• Equity at exit: $165,762

10-year hold

• IRR: 23.4%
• Equity multiple: 7.11×
• Total profit: $314,771
• Equity at exit: $357,472

Cash invested: $51,520 (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 32693

• Home prices YoY: 14.8%
• Active inventory: 199
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$965
• Tax from tax record: −$48 /mo · $577/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $146

Break-even live

Break-even rent $1,379

Max offer price $184,000

Occupancy floor 86%

Sensitivity live

Price	-10% $250	-5% $198	+0% $146	+5% $94	+10% $42
Rent	-10% $23	-5% $84	+0% $146	+5% $208	+10% $270
Rate	-1.0pp $239	-0.5pp $193	base $146	+0.5pp $99	+1.0pp $50

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $184,000 Active 59 DOM
2. 2026-06-17
   days on market $184,000 Active 58 DOM
3. 2026-06-16
   days on market $184,000 Active 57 DOM
4. 2026-06-15
   price $184,000 Active 56 DOM
5. 2026-06-15
   days on market $189,000 Active 56 DOM
6. 2026-06-14
   days on market $189,000 Active 54 DOM
7. 2026-06-13
   days on market $189,000 Active 53 DOM
8. 2026-06-10
   days on market $189,000 Active 51 DOM
9. 2026-06-09
   days on market $189,000 Active 50 DOM
10. 2026-06-08
    days on market $189,000 Active 49 DOM
11. 2026-06-07
    days on market $189,000 Active 48 DOM
12. 2026-06-05
    days on market $189,000 Active 45 DOM
13. 2026-06-03
    days on market $189,000 Active 44 DOM
14. 2026-06-02
    days on market $189,000 Active 43 DOM
15. 2026-06-01
    days on market $189,000 Active 42 DOM
16. 2026-05-31
    days on market $189,000 Active 41 DOM
17. 2026-05-30
    days on market $189,000 Active 40 DOM
18. 2026-04-20
    listed $198,000 Active
19. 2025-10-24
    soldstatus $45,000
20. 2025-08-28
    soldstatus $45,000 Closed 613-char remark

    Show marketing remark (613 chars)

    Discover the potential of this spacious 1.29-acre lot, situated on a paved road, complete with essential utilities, including well, power pole, and septic! The existing mobile home offers a great opportunity for renovation or can be replaced with a brand-new mobile home or a custom-built home of your dreams. This property is conveniently situated near Walmart and Winn-Dixie, making it easy to access essential shopping. Additionally, it's close to the Suwannee River and several natural springs, perfect for outdoor adventures. Don't miss out on this chance to create your ideal living space in a vibrant area!

21. 2025-08-14
    status Pending 613-char remark

    Show marketing remark (613 chars)

    Discover the potential of this spacious 1.29-acre lot, situated on a paved road, complete with essential utilities, including well, power pole, and septic! The existing mobile home offers a great opportunity for renovation or can be replaced with a brand-new mobile home or a custom-built home of your dreams. This property is conveniently situated near Walmart and Winn-Dixie, making it easy to access essential shopping. Additionally, it's close to the Suwannee River and several natural springs, perfect for outdoor adventures. Don't miss out on this chance to create your ideal living space in a vibrant area!

22. 2025-08-10
    status Active 613-char remark

    Show marketing remark (613 chars)

    Discover the potential of this spacious 1.29-acre lot, situated on a paved road, complete with essential utilities, including well, power pole, and septic! The existing mobile home offers a great opportunity for renovation or can be replaced with a brand-new mobile home or a custom-built home of your dreams. This property is conveniently situated near Walmart and Winn-Dixie, making it easy to access essential shopping. Additionally, it's close to the Suwannee River and several natural springs, perfect for outdoor adventures. Don't miss out on this chance to create your ideal living space in a vibrant area!

23. 2025-08-07
    status Pending 613-char remark

    Show marketing remark (613 chars)

    Discover the potential of this spacious 1.29-acre lot, situated on a paved road, complete with essential utilities, including well, power pole, and septic! The existing mobile home offers a great opportunity for renovation or can be replaced with a brand-new mobile home or a custom-built home of your dreams. This property is conveniently situated near Walmart and Winn-Dixie, making it easy to access essential shopping. Additionally, it's close to the Suwannee River and several natural springs, perfect for outdoor adventures. Don't miss out on this chance to create your ideal living space in a vibrant area!

24. 2025-07-09
    status Active 613-char remark

    Show marketing remark (613 chars)

    Discover the potential of this spacious 1.29-acre lot, situated on a paved road, complete with essential utilities, including well, power pole, and septic! The existing mobile home offers a great opportunity for renovation or can be replaced with a brand-new mobile home or a custom-built home of your dreams. This property is conveniently situated near Walmart and Winn-Dixie, making it easy to access essential shopping. Additionally, it's close to the Suwannee River and several natural springs, perfect for outdoor adventures. Don't miss out on this chance to create your ideal living space in a vibrant area!

25. 2025-06-16
    status Pending 613-char remark

    Show marketing remark (613 chars)

    Discover the potential of this spacious 1.29-acre lot, situated on a paved road, complete with essential utilities, including well, power pole, and septic! The existing mobile home offers a great opportunity for renovation or can be replaced with a brand-new mobile home or a custom-built home of your dreams. This property is conveniently situated near Walmart and Winn-Dixie, making it easy to access essential shopping. Additionally, it's close to the Suwannee River and several natural springs, perfect for outdoor adventures. Don't miss out on this chance to create your ideal living space in a vibrant area!

26. 2025-05-05
    price $59,000 613-char remark

    Show marketing remark (613 chars)

    Discover the potential of this spacious 1.29-acre lot, situated on a paved road, complete with essential utilities, including well, power pole, and septic! The existing mobile home offers a great opportunity for renovation or can be replaced with a brand-new mobile home or a custom-built home of your dreams. This property is conveniently situated near Walmart and Winn-Dixie, making it easy to access essential shopping. Additionally, it's close to the Suwannee River and several natural springs, perfect for outdoor adventures. Don't miss out on this chance to create your ideal living space in a vibrant area!

27. 2025-04-07
    listed $65,000 Active 613-char remark

    Show marketing remark (613 chars)

    Discover the potential of this spacious 1.29-acre lot, situated on a paved road, complete with essential utilities, including well, power pole, and septic! The existing mobile home offers a great opportunity for renovation or can be replaced with a brand-new mobile home or a custom-built home of your dreams. This property is conveniently situated near Walmart and Winn-Dixie, making it easy to access essential shopping. Additionally, it's close to the Suwannee River and several natural springs, perfect for outdoor adventures. Don't miss out on this chance to create your ideal living space in a vibrant area!

ⓘ 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: $577 · $48/mo
• Projected year-2 tax: $1,527 · $127/mo
• Expected delta: +$950/yr (+$79/mo · 164.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,773
• − Mortgage interest: −$10,307
• − Property taxes: −$577
• − Insurance: −$920
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$5,353
• Taxable loss: −$1,387
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $2,088/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: Levy
• NCES district ID: 1201140
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,254
• Composite: 36.42/100
• National rank: #4673
• State rank: #54 of 73 in FL

Livability — Andrews

• Score: 58/100
• State rank: #840
• US rank: #20876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,692

Population outlook (Levy County) Hauer SSP2

• Today (2025): 36,536 people
• By 2030: 34,498 · -5.6%
• By 2040: 30,294 · -17.1%
• By 2050: 26,368 · -27.8%
• By 2075: 19,003 · -48.0%
• By 2100: 13,169 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Levy

• 2024 margin: Solid R (+50.3) · D 24.6% · R 74.8%
• 2008→2024 swing: -23.3pp toward R · 2008: -26.9pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.6 2016: R+44.8 2012: R+32.2 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.81%
• Current HPI: 363.4299
• 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

+204.6% since first listed

10 events — show timeline

• 2026-04-20 Listed $198,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-24 Sold (Public Records) $45,000 Public Records
• 2025-08-28 Sold (MLS) $45,000 DGLMLS
• 2025-08-14 Pending — DGLMLS
• 2025-08-10 Relisted — DGLMLS
• 2025-08-07 Pending — DGLMLS
• 2025-07-09 Relisted — DGLMLS
• 2025-06-16 Pending — DGLMLS
• 2025-05-05 Price Changed $59,000 DGLMLS
• 2025-04-07 Listed $65,000 DGLMLS

Property tax history

+8.6%/yr

Latest (2025): $577 · +44.4% YoY. Source: county tax records.