8535 SW 155th St · Marion Oaks, FL 34432

$125,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 6 Days on market

Built 1998 Fair condition 1.22 ac lot Est $185k · 33% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Peaceful and quiet 1.22-acre parcel features a single-wide mobile home, unlocking combined possibilities across nearly 2.5 acres for expanded farming, multi-unit investment, or a grand homestead vision. Embrace the space, privacy, and self-sufficiency this rare dual-property setup provides. Adjacent Expansion Potential OM723950 Prime 1.28-Acre Homestead Opportunity Nestled on a peaceful 1.28-acre corner lot in an agricultural zone, this three-bedroom, two-bathroom modular home offers 1,555 square feet of comfortable living space, including an enclosed porch perfect for relaxation or extra utility. With two-way access ideal for trailers, equipment, and rural functionality, it blends sere

Key facts

• 1.28-acre corner lot
• Agricultural zone
• 1.22-acre parcel

Tags

• 1.22-ACRE PARCEL
• 2.5 ACRES
• MULTI-UNIT INVESTMENT
• 1.28-ACRE CORNER LOT
• AGRICULTURAL ZONE
• ENCLOSED PORCH

Property features AI

Finance

• Financial info: No lease restrictions indicated
• HOA & community: No association indicated

Exterior

• Parking: Carport with 1 space
• Utilities: Electricity connected; Septic tank; No public water (none listed)
• Home design: Manufactured single-wide home; One level; Home faces south
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation with pillar/post/pier
• Exterior features: Cleared lot; Asphalt road access; Lot approximately 1.22 acres

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Kitchen and family room combined; Open layout with 7 total rooms
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 12.0% vs local median 4.8% in Marion Oaks — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 556 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 $864 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.48% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.37%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $185,472
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8925 SW 157 Ln	0.45mi	3/2.0	1,188 (+3%)	7mo	$191,000	$161	68

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: 12.6%
• Equity multiple: 1.50×
• Total profit: $17,604
• Equity at exit: $18,638

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $64,157
• Equity at exit: $10,808

Cash invested: $35,000 (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 34432

• Home prices YoY: -21.5%
• Active inventory: 556
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $594

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 63%

Sensitivity live

Price	-10% $680	-5% $637	+0% $594	+5% $551	+10% $508
Rent	-10% $448	-5% $521	+0% $594	+5% $667	+10% $740
Rate	-1.0pp $657	-0.5pp $626	base $594	+0.5pp $562	+1.0pp $529

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-11
   status Pending
2. 2026-05-05
   listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,144
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$3,636
• Taxable income: $5,463
• Est. tax owed @ 24.0%: −$1,311
• After-tax cash flow: $5,817/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

A mobile home with fair condition, requiring minor repairs and cosmetic updates to increase its resale and rental value.

Repairs flagged

• Minor Deck — Some wear and tear visible on the wooden deck.

Value-add opportunities

• Both Painting and updating the interior and exterior — Fresh paint can improve the home's curb appeal and interior aesthetics.
• Both Landscaping and yard maintenance — A well-maintained yard can enhance the home's appeal and increase its value.
• Both HVAC system inspection and maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency, attracting more buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Some wear and tear visible on the wooden deck.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Painting and updating the interior and exterior — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both Landscaping and yard maintenance — A well-maintained yard can enhance the home's appeal and increase its value. ↑
• Both HVAC system inspection and maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency, attracting more buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Marion Oaks

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 25,668
• Population (ZIP): 13,197

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 9% Other Indo-European 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: ▼ -57.34%
• Current HPI: 209.595
• 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

2 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $125,000 Stellar MLS as Distributed by MLS Grid