10325 SE 127th Ln · Belleview, FL 34420

$87,000

2 bd · 2.0 ba · 1,002 sqft · Manufactured public records · 379 Days on market

Built 1985 10,019 sqft lot Est $120k · 28% 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 +15.0/15.0
• 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

LAKE WEIR HTS. SINGLEWIDE MOBILE HOME WITH FENCED YARD. WELL KEPT HOME READY TO MOVE IN. MASTER BEEDROOM HAS BAY WINDOW. SPLIT PLAN 2ND BEDROOM HAS 12X13 ROOM ADDITION FOR A THRID BEDROOM OR A SITTING ROOM. HOME FEATURES A 12X23 SCREENED BACK PORCH WITH A BUILT IN GRILL.

Key facts

• Large living room
• 0.23 acre lot
• Parking

Tags

• LARGE LIVING ROOM
• DESIGNATED GREEN AREA
• CHAIN LINK FENCED YARD

Property features AI

Finance

• Other: Lot approximately 0.23 acre (100 x 100); Located on property with one well and one septic; Zoned R4; Homestead exemption eligible
• HOA & community: No HOA

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank; Propane; Water connected; Sewer connected
• Home design: Manufactured single-wide home; One story; South-facing
• Construction: Metal siding; Wood siding; Metal roof; Crawlspace foundation
• Exterior features: Awnings; French doors; Private mailbox; Dirt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Ductless heating; Mini-split cooling; Wall/window unit(s)
• Interior features: Built-in features; Eat-in kitchen; Living/dining combo; Open floorplan; Split bedroom layout
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 4.5% in Belleview — 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 69/100 on livability (#458 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, 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: Belleview Elementary School (math 48% / reading 44%, grade D-, #1,234 of 2,144 statewide, top 58%, 650 students, 73% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Market conditions: 357 active listings in the ZIP; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 379 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $33k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $87k implies a 335% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 379 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 F 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: 2.08% ✓
• Cap rate: 18.59%
• Cash-on-cash: 43.90%
• DSCR: 2.95
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $120,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10063 SE 126th Ln	0.28mi	3/2.0 (+1)	920 (-8%)	3mo	$138,000	$150	66
10752 SE 128th St	0.43mi	3/1.0 (+1)	1,042 (+4%)	1mo	$67,000	$64	63
10805 SE 128th Ln	0.49mi	3/2.0 (+1)	1,080 (+8%)	8mo	$130,000	$120	53

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: 40.8%
• Equity multiple: 2.75×
• Total profit: $42,649
• Equity at exit: $12,972

10-year hold

• IRR: 47.1%
• Equity multiple: 5.52×
• Total profit: $110,172
• Equity at exit: $7,522

Cash invested: $24,360 (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 34420

• Home prices YoY: -32.8%
• Active inventory: 357
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$456
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $891

Break-even live

Break-even rent $678

Max offer price $87,000

Occupancy floor 46%

Sensitivity live

Price	-10% $940	-5% $916	+0% $891	+5% $867	+10% $842
Rent	-10% $749	-5% $820	+0% $891	+5% $963	+10% $1,034
Rate	-1.0pp $935	-0.5pp $913	base $891	+0.5pp $869	+1.0pp $846

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9484 SE 124th Loop Summerfield, FL	2.0	2.0	1475	$1,949	$1.32	21d	1	0.82mi
9375 SE 134th St Summerfield, FL	2.0	2.0	1284	$2,300	$1.79	21d	1	1.06mi
11709 SE 99th Ct Belleview, FL	2.0	1.0	720	$1,195	$1.66	14d	1	1.10mi
13421 SE 92nd Court Rd Summerfield, FL	2.0	2.0	1374	$1,800	$1.31	21d	1	1.21mi
11595 SE 129th Pl Ocklawaha, FL	3.0	2.0	1056	$1,700	$1.61	21d	1	1.28mi

Listing history 7 events

1. 2026-04-30
   status Pending
2. 2026-01-12
   price $87,000
3. 2025-10-08
   price $95,000
4. 2025-06-25
   price $105,000
5. 2025-04-16
   listed $119,900 Active
6. 2012-05-29
   soldstatus $20,000 271-char remark

   Show marketing remark (271 chars)

   LAKE WEIR HTS. SINGLEWIDE MOBILE HOME WITH FENCED YARD. WELL KEPT HOME READY TO MOVE IN. MASTER BEEDROOM HAS BAY WINDOW. SPLIT PLAN 2ND BEDROOM HAS 12X13 ROOM ADDITION FOR A THRID BEDROOM OR A SITTING ROOM. HOME FEATURES A 12X23 SCREENED BACK PORCH WITH A BUILT IN GRILL.

7. 2012-04-17
   listed $20,000 271-char remark

   Show marketing remark (271 chars)

   LAKE WEIR HTS. SINGLEWIDE MOBILE HOME WITH FENCED YARD. WELL KEPT HOME READY TO MOVE IN. MASTER BEEDROOM HAS BAY WINDOW. SPLIT PLAN 2ND BEDROOM HAS 12X13 ROOM ADDITION FOR A THRID BEDROOM OR A SITTING ROOM. HOME FEATURES A 12X23 SCREENED BACK PORCH WITH A BUILT IN GRILL.

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $722 · $60/mo
• Expected delta: +$207/yr (+$17/mo · 40.1%)

ⓘ 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 3/10 Moderate
• 🌡 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: $21,670
• − Mortgage interest: −$4,873
• − Property taxes: −$515
• − Insurance: −$435
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$2,531
• Taxable income: $9,848
• Est. tax owed @ 24.0%: −$2,364
• After-tax cash flow: $8,331/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 — Belleview

• Score: 69/100
• State rank: #458
• US rank: #8314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 19,167
• Population (ZIP): 19,167

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 10% Black 1%
• Hispanic origin (detail): Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 4% Iranian 2% Romanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -120.90%
• Current HPI: 247.3176
• 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

+335.0% since first listed

7 events — show timeline

• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $87,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-25 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-16 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2012-05-29 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2012-04-17 Listed $20,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.9%/yr

Latest (2025): $515 · +70.7% YoY. Source: county tax records.