13388 160th Pl · Live Oak, FL 32062

$109,900

3 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 49 Days on market

Built 1987 2.56 ac lot $100/sqft · 52% below area

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 2.5-acre parcel offers a private, wooded setting with several large trees providing ample shade and natural beauty. The property includes a 1987 mobile home that presents an excellent opportunity for a buyer seeking a renovation project. While the home is not in optimal condition and requires substantial repairs and updates, it possesses solid underlying structure and potential for significant improvement. This is an ideal property for a handyman, investor, or anyone with the vision and skills to restore and personalize a residence on generous acreage. The large lot provides flexibility for future landscaping, gardening, outbuildings, or other uses, while maintaining a tranquil, semi-r

Key facts

• Large trees
• 2.56 acre lot
• Built 1987

Tags

• PRIVATE WOODED SETTING
• LARGE TREES
• SOLID UNDERLYING STRUCTURE
• TRANQUIL SEMI RURAL ATMOSPHERE

Property features AI

Finance

• Other: Pets allowed
• Financial info: Annual property tax approximately $1,076

Exterior

• Home design: Mobile home (residential)
• Construction: Vinyl siding; Metal roof
• Exterior features: Level and wooded lot

Interior

• Flooring: Wood flooring
• Bathrooms: Two full bathrooms
• Interior features: Cathedral ceilings; Vaulted ceilings; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $142 ($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 $108k (2.0% below list).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.7% in Live Oak — 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 (#448 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Suwannee (town): math 45% / reading 44% proficiency, ranked #52 of 73 in FL (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 138 units permitted in Suwannee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $110k implies a 633% 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; severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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 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?
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: 0.98% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (median comp): $227,777
• List price: $109,900
• Delta: -51.75%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.7%
• Equity multiple: 1.72×
• Total profit: $22,250
• Equity at exit: $49,416

10-year hold

• IRR: 14.6%
• Equity multiple: 3.16×
• Total profit: $66,555
• Equity at exit: $76,156

Cash invested: $30,772 (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 32062

• Active inventory: 27
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $142

Break-even live

Break-even rent $898

Max offer price $109,900

Occupancy floor 82%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $109,900 Active 49 DOM
2. 2026-06-18
   days on market $109,900 Active 48 DOM
3. 2026-06-17
   days on market $109,900 Active 47 DOM
4. 2026-06-16
   days on market $109,900 Active 46 DOM
5. 2026-06-15
   days on market $109,900 Active 45 DOM
6. 2026-06-14
   days on market $109,900 Active 43 DOM
7. 2026-06-12
   days on market $109,900 Active 42 DOM
8. 2026-06-09
   days on market $109,900 Active 39 DOM
9. 2026-06-08
   days on market $109,900 Active 38 DOM
10. 2026-06-07
    days on market $109,900 Active 37 DOM
11. 2026-06-03
    days on market $109,900 Active 33 DOM
12. 2026-06-02
    days on market $109,900 Active 32 DOM
13. 2026-06-01
    days on market $109,900 Active 31 DOM
14. 2026-05-31
    days on market $109,900 Active 30 DOM
15. 2026-05-30
    days on market $109,900 Active 29 DOM
16. 2026-05-01
    listed $119,900 Active 831-char remark
17. 2005-07-22
    soldstatus $15,000

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,045 · $87/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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,925
• − Mortgage interest: −$6,156
• − Property taxes: −$1,045
• − Insurance: −$550
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$3,197
• Taxable loss: −$91
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $1,722/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: Suwannee
• NCES district ID: 1201830
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $37,785
• Composite: 37.07/100
• National rank: #4503
• State rank: #52 of 73 in FL

Livability — Live Oak

• Score: 70/100
• State rank: #448
• US rank: #8100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,202

Population outlook (Suwannee County) Hauer SSP2

• Today (2025): 45,226 people
• By 2030: 45,833 · +1.3%
• By 2040: 46,631 · +3.1%
• By 2050: 46,544 · +2.9%
• By 2075: 43,635 · -3.5%
• By 2100: 34,318 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 26% Two or more races 18% Black 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 15%
• Common ancestry: Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Suwannee

• 2024 margin: Solid R (+61.0) · D 19.3% · R 80.2%
• 2008→2024 swing: -17.8pp toward R · 2008: -43.1pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+56.6 2016: R+55.3 2012: R+45.0 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+632.7% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $109,900 DGLMLS
• 2026-05-01 Listed $119,900 DGLMLS
• 2005-07-22 Sold (Public Records) $15,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,045 · +8.7% YoY. Source: county tax records.