9825 SE 170th Ln · The Villages, FL 34491

$139,999

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 21 Days on market

Built 1989 0.27 ac lot $146/sqft · 117% above area

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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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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

SPACIOUS HOME FEATURING 3 BED ROOMS, 2 FULL BATHS, LARGE FAMILY RM 11X19 FT, INSIDE LAUNDRY, 16X11 FT DECK, EXPANDED OFF STREET CONCRETE PARKING PAD OR DRIVEWAY, 5 FT TALL CHAIN LINK FENCE OF THE ENTIRE YARD, FRONT PORCH AND DECK, LARGE BREEZE WAY OR SCREENED PORCH WITH STORAGE 11X24 FT, 1 CAR ATTACHED GARAGE, 5 CEILING FANS, FULLY EQUIPPED KITCHEN WITH LIGHT CABINETS, WOOD LAMINATE, TILE, VINYL FLOORING, . THIS HOME SHOWS VERY WELL, FAIRLY NEW ROOF, MASTER BED ROOM HAS A WALKIN CLOSET. ALL THIS LOCATED JUST MINUTES FROM ALL SHOPPING AND "THE VILLAGES" ACTIVITIES AND AMENITIES. BE SURE TO PUT THIS HOME ON YOUR LIST TO SEE TODAY! (3rd bed has no closet, garage door elec. opener is broken)

Key facts

• 2018 hvac
• Attached garage
• Breezeway

Tags

• FLORIDA ROOM
• 2018 HVAC
• INDOOR LAUNDRY
• ATTACHED GARAGE
• BREEZEWAY
• FULLY FENCED YARD

Property features AI

Finance

• Financial info: No lease restrictions reported; Property is homesteaded
• HOA & community: No HOA/association reported

Exterior

• Parking: Attached garage (1-car)
• Utilities: Well water; Septic tank; Other utilities
• Home design: Manufactured home (single wide); Residential property; Single-story; Home faces south; Entry level: One
• Construction: Metal frame construction; Membrane roof; Slab foundation; Building area reported as 960 living area (public records)
• Exterior features: Asphalt road access; Lot dimensions approximately 110 x 105; Lot acreage between 1/4 and 1/2 acre (0.27 acres)

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable interior features reported; Electric water heater; Range
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 1 comparable units currently listed for rent nearby; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 32% 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 $968 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $84k; list at $140k implies a 67% 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 3→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,899 (1.5% below list)

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: 1.27% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.37%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (median comp): $64,372
• List price: $139,999
• Delta: 117.48%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9625 SE 170th Ln	0.21mi	2/2.0 (-1)	1,056 (+10%)	14mo	$80,000	$76	57

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $11,332
• Equity at exit: $20,874

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $53,577
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $535

Break-even live

Break-even rent $1,100

Max offer price $139,999

Occupancy floor 65%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	13d	1	0.46mi

Listing history 15 events

1. 2026-06-07
   remarks 505-char remark
2. 2026-06-07
   statusdays on market $139,999 Pending 21 DOM
3. 2026-06-03
   days on market $139,999 Active 20 DOM
4. 2026-06-02
   days on market $139,999 Active 19 DOM
5. 2026-06-01
   days on market $139,999 Active 18 DOM
6. 2026-05-31
   days on market $139,999 Active 17 DOM
7. 2026-05-30
   days on market $139,999 Active 16 DOM
8. 2026-05-14
   listed $139,999 Active 471-char remark
9. 2017-02-07
   soldstatus $84,000 698-char remark

   Show marketing remark (698 chars)

   SPACIOUS HOME FEATURING 3 BED ROOMS, 2 FULL BATHS, LARGE FAMILY RM 11X19 FT, INSIDE LAUNDRY, 16X11 FT DECK, EXPANDED OFF STREET CONCRETE PARKING PAD OR DRIVEWAY, 5 FT TALL CHAIN LINK FENCE OF THE ENTIRE YARD, FRONT PORCH AND DECK, LARGE BREEZE WAY OR SCREENED PORCH WITH STORAGE 11X24 FT, 1 CAR ATTACHED GARAGE, 5 CEILING FANS, FULLY EQUIPPED KITCHEN WITH LIGHT CABINETS, WOOD LAMINATE, TILE, VINYL FLOORING, . THIS HOME SHOWS VERY WELL, FAIRLY NEW ROOF, MASTER BED ROOM HAS A WALKIN CLOSET. ALL THIS LOCATED JUST MINUTES FROM ALL SHOPPING AND ''THE VILLAGES'' ACTIVITIES AND AMENITIES. BE SURE TO PUT THIS HOME ON YOUR LIST TO SEE TODAY! (3rd bed has no closet, garage door elec. opener is broken)

10. 2017-02-07
    soldstatus $84,000

    Show marketing remark (698 chars)

    SPACIOUS HOME FEATURING 3 BED ROOMS, 2 FULL BATHS, LARGE FAMILY RM 11X19 FT, INSIDE LAUNDRY, 16X11 FT DECK, EXPANDED OFF STREET CONCRETE PARKING PAD OR DRIVEWAY, 5 FT TALL CHAIN LINK FENCE OF THE ENTIRE YARD, FRONT PORCH AND DECK, LARGE BREEZE WAY OR SCREENED PORCH WITH STORAGE 11X24 FT, 1 CAR ATTACHED GARAGE, 5 CEILING FANS, FULLY EQUIPPED KITCHEN WITH LIGHT CABINETS, WOOD LAMINATE, TILE, VINYL FLOORING, . THIS HOME SHOWS VERY WELL, FAIRLY NEW ROOF, MASTER BED ROOM HAS A WALKIN CLOSET. ALL THIS LOCATED JUST MINUTES FROM ALL SHOPPING AND ''THE VILLAGES'' ACTIVITIES AND AMENITIES. BE SURE TO PUT THIS HOME ON YOUR LIST TO SEE TODAY! (3rd bed has no closet, garage door elec. opener is broken)

11. 2016-12-19
    listed $87,900 698-char remark

    Show marketing remark (698 chars)

    SPACIOUS HOME FEATURING 3 BED ROOMS, 2 FULL BATHS, LARGE FAMILY RM 11X19 FT, INSIDE LAUNDRY, 16X11 FT DECK, EXPANDED OFF STREET CONCRETE PARKING PAD OR DRIVEWAY, 5 FT TALL CHAIN LINK FENCE OF THE ENTIRE YARD, FRONT PORCH AND DECK, LARGE BREEZE WAY OR SCREENED PORCH WITH STORAGE 11X24 FT, 1 CAR ATTACHED GARAGE, 5 CEILING FANS, FULLY EQUIPPED KITCHEN WITH LIGHT CABINETS, WOOD LAMINATE, TILE, VINYL FLOORING, . THIS HOME SHOWS VERY WELL, FAIRLY NEW ROOF, MASTER BED ROOM HAS A WALKIN CLOSET. ALL THIS LOCATED JUST MINUTES FROM ALL SHOPPING AND ''THE VILLAGES'' ACTIVITIES AND AMENITIES. BE SURE TO PUT THIS HOME ON YOUR LIST TO SEE TODAY! (3rd bed has no closet, garage door elec. opener is broken)

12. 2016-12-19
    listed $87,900

    Show marketing remark (698 chars)

    SPACIOUS HOME FEATURING 3 BED ROOMS, 2 FULL BATHS, LARGE FAMILY RM 11X19 FT, INSIDE LAUNDRY, 16X11 FT DECK, EXPANDED OFF STREET CONCRETE PARKING PAD OR DRIVEWAY, 5 FT TALL CHAIN LINK FENCE OF THE ENTIRE YARD, FRONT PORCH AND DECK, LARGE BREEZE WAY OR SCREENED PORCH WITH STORAGE 11X24 FT, 1 CAR ATTACHED GARAGE, 5 CEILING FANS, FULLY EQUIPPED KITCHEN WITH LIGHT CABINETS, WOOD LAMINATE, TILE, VINYL FLOORING, . THIS HOME SHOWS VERY WELL, FAIRLY NEW ROOF, MASTER BED ROOM HAS A WALKIN CLOSET. ALL THIS LOCATED JUST MINUTES FROM ALL SHOPPING AND ''THE VILLAGES'' ACTIVITIES AND AMENITIES. BE SURE TO PUT THIS HOME ON YOUR LIST TO SEE TODAY! (3rd bed has no closet, garage door elec. opener is broken)

13. 2016-05-24
    soldstatus $75,000
14. 2015-12-29
    listed $79,900
15. 2000-07-03
    soldstatus $7,000

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: +$247/yr (+$21/mo · 27.0%)

ⓘ 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 3 d/yr ≥109°F today · 8 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: $21,317
• − Mortgage interest: −$7,842
• − Property taxes: −$915
• − Insurance: −$700
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$4,073
• Taxable income: $4,377
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $5,365/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

+1900.0% since first listed

9 events — show timeline

• 2026-06-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Listed $139,999 Stellar MLS as Distributed by MLS Grid
• 2017-02-07 Sold (MLS) $84,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-07 Sold (MLS) $84,000 Stellar MLS as Distributed by MLS Grid
• 2016-12-19 Listed $87,900 Stellar MLS as Distributed by MLS Grid
• 2016-12-19 Listed $87,900 Stellar MLS as Distributed by MLS Grid
• 2016-05-24 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2015-12-29 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2000-07-03 Sold (Public Records) $7,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $915 · +30.7% YoY. Source: county tax records.