6464 SE 174th Ln · The Villages, FL 34491

$145,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 6 Days on market

Built 2005 0.25 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• 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

This CHARMING 2 bedroom, 2 bath, single wide manufactured home is nestled on quarter acre homesite in Belleview Hills Manor near Oxford and The Villages. Many updates have been made to this home which include; new roof 5/24/2022, hot water 7/2019, a fabulous covered screened-in lanai, 10'x15' air-conditioned bonus room with new carpeting and lots of windows. Come home and enjoy this open, split bedroom layout with vaulted ceiling, ceiling/fan light combos, laminated flooring that flows throughout the home, a Master bedroom that has a spacious walk-in closet and en-suite bathroom with a newer vanity, commode, and tub/shower combo. The guest bedroom on the other side of the home is very close to the guest bathroom with a large soaker tub, tile surround, newer commode and vanity. Enjoy the backyard view of the open fields (you just may see a soccer game). The private backyard is completely fenced with two gates leading out to the front, plenty of room for your RV and a 30 AMP breaker! Additional features include: the large detached garage with three storage rooms, overhead door, attic storage, out building, large carport, electrical and water. There home will make a perfect family home, home away from home or rental. Just minutes to VA, Medical, restaurants, entertainment and shopping.

Key facts

• No rear neighbors
• Storage building
• Two gates

Tags

• NO REAR NEIGHBORS
• COMPLETELY FENCED BACK YARD
• TWO GATES
• STORAGE BUILDING
• WORK SHOP
• EXTRA BONUS ROOM

Property features AI

Finance

• Other: Property is homesteaded; Furnished; Lot approximately 0.25 acre (100 x 107)

Exterior

• Parking: 1-car garage
• Security: Leased security system
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured single-wide home; Attached property; One story; Faces north; Crawlspace with pillar/post/pier foundation
• Construction: Vinyl siding; Shingle roof; Built as a manufactured home
• Exterior features: Awnings; Private mailbox; Board fencing; Dirt and gravel road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; Split bedroom layout; Security system (leased)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Cap rate 8.3% 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: crime A+, housing A, employment B+; 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.
• Zoned schools: Harbour View Elementary School (math 41% / reading 38%, grade F, #1,513 of 2,144 statewide, top 73%, 819 students, 71% FRL); Belleview Middle School (math 49% / reading 50%, grade C, #259 of 571 statewide, top 46%, 1,573 students, 60% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 713 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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 $125k; 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; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,981
• Equity at exit: $21,620

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $12,927
• Equity at exit: $12,537

Cash invested: $40,600 (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: 713
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $244

Break-even live

Break-even rent $1,148

Max offer price $145,000

Occupancy floor 78%

Sensitivity live

Price	-10% $326	-5% $285	+0% $244	+5% $203	+10% $162
Rent	-10% $129	-5% $187	+0% $244	+5% $302	+10% $359
Rate	-1.0pp $317	-0.5pp $281	base $244	+0.5pp $207	+1.0pp $168

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $145,000 Active 6 DOM
2. 2026-06-18
   days on market $145,000 Active 3 DOM
3. 2026-06-17
   days on market $145,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $145,000 Active 1 DOM

ⓘ 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: $1,033 · $86/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$171/yr (+$14/mo · 16.5%)

ⓘ 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 6 d/yr ≥109°F today · 19 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: $17,484
• − Mortgage interest: −$8,122
• − Property taxes: −$1,033
• − Insurance: −$725
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$4,218
• Taxable income: $589
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $2,789/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

+401.7% since first listed

11 events — show timeline

• 2026-06-15 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-22 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-06-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-26 Listed $118,500 Stellar MLS as Distributed by MLS Grid
• 2020-07-29 Sold (Public Records) $57,000 Public Records
• 2020-07-24 Sold (MLS) $57,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-16 Listed $63,900 Stellar MLS as Distributed by MLS Grid
• 2004-08-10 Sold (MLS) $25,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-03 Listed $28,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2025): $1,033 · +26.4% YoY. Source: county tax records.