16940 SE 101st Court Rd · The Villages, FL 34491

$164,000

3 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 64 Days on market

Built 1984 9,583 sqft lot $158/sqft · 64% above area

---

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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Welcome to this charming and well-maintained 3-bedroom, 2-bath split floor plan manufactured home in the highly desirable Orange Blossom Hills community of Summerfield! Situated on nearly a quarter-acre, this property offers the freedom of NO HOA, NO lot rent, and NO age restrictions—plus no limitations on short-term rentals, making it an excellent option for homeowners, seasonal residents, or investors. Inside, you’ll find a spacious open floor plan with an eat-in kitchen featuring ample pantry shelving, a cozy wood-burning fireplace in the living room, and updated furnishings in the main living area. The home offers approximately 1,040 square feet of comfortable living space and comes with appliances including washer and dryer. The bedrooms are split, with the master suite in the front of the home and the two bedrooms and second bathroom in the rear. Recent updates provide peace of mind, including a new roof, new HVAC, updated septic/plumbing improvements, and replaced appliances. The laundry/utility room off the carport includes climate control—perfect for hobbies, workshop space, or additional storage. Outside, enjoy a large yard with plenty of room to spread out, plus an additional storage shed for tools and yard equipment. Conveniently located just off US 441/27, this home is minutes from The Villages, Lake Weir, shopping, dining, medical facilities, salons, pet groomers, and more—offering the perfect balance of convenience and quiet living. Move-in ready and packed with value, this centrally located property is a must-see!

Key facts

• No age restrictions
• Split floor plan
• No lot rent

Tags

• SPLIT FLOOR PLAN
• NO HOA
• NO LOT RENT
• NO AGE RESTRICTIONS
• EAT IN KITCHEN
• WOOD BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $164k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $154k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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; 31% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,160 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (median comp): $100,000
• List price: $164,000
• Delta: 64.00%
• 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	0.64mi	2/2.0 (-1)	1,056 (+2%)	14mo	$80,000	$76	51

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,373
• Equity at exit: $24,453

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $39,347
• Equity at exit: $14,180

Cash invested: $45,920 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$860
• Tax from tax record: −$160 /mo · $1,923/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $454

Break-even live

Break-even rent $1,378

Max offer price $164,000

Occupancy floor 72%

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.42mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	21d	1	0.55mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	21d	1	0.68mi
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,300	$1.62	13d	1	0.68mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	21d	1	0.76mi
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	21d	1	0.76mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	21d	1	0.89mi
11001 SE Sunset Harbor Rd Unit H52 Summerfield, FL	2.0	2.5	1224	$1,440	$1.18	21d	1	1.02mi
11001 SE Sunset Harbor Rd Summerfield, FL	2.0	1.5–2.0	1244	$1,770	$1.42	21d	2	1.06mi
11001 SE Sunset Harbor Rd Unit A08 Summerfield, FL	2.0	1.5	1200	$2,000	$1.67	21d	1	1.09mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.16mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,800	$1.28	21d	1	1.24mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	21d	1	1.48mi

Listing history 38 events

1. 2026-06-17
   days on market $164,000 Active 64 DOM
2. 2026-06-16
   days on market $164,000 Active 63 DOM
3. 2026-06-15
   days on market $164,000 Active 62 DOM
4. 2026-06-14
   days on market $164,000 Active 60 DOM
5. 2026-06-13
   days on market $164,000 Active 59 DOM
6. 2026-06-10
   days on market $164,000 Active 57 DOM
7. 2026-06-09
   days on market $164,000 Active 56 DOM
8. 2026-06-08
   days on market $164,000 Active 55 DOM
9. 2026-06-07
   days on market $164,000 Active 54 DOM
10. 2026-06-03
    days on market $164,000 Active 50 DOM
11. 2026-06-02
    days on market $164,000 Active 49 DOM
12. 2026-06-01
    days on market $164,000 Active 48 DOM
13. 2026-05-31
    days on market $164,000 Active 47 DOM
14. 2026-05-30
    days on market $164,000 Active 46 DOM
15. 2026-04-14
    listed $164,000 Active 1579-char remark

    Show marketing remark (1579 chars)

    Welcome to this charming and well-maintained 3-bedroom, 2-bath split floor plan manufactured home in the highly desirable Orange Blossom Hills community of Summerfield! Situated on nearly a quarter-acre, this property offers the freedom of NO HOA, NO lot rent, and NO age restrictions—plus no limitations on short-term rentals, making it an excellent option for homeowners, seasonal residents, or investors. Inside, you’ll find a spacious open floor plan with an eat-in kitchen featuring ample pantry shelving, a cozy wood-burning fireplace in the living room, and updated furnishings in the main living area. The home offers approximately 1,040 square feet of comfortable living space and comes with appliances including washer and dryer. The bedrooms are split, with the master suite in the front of the home and the two bedrooms and second bathroom in the rear. Recent updates provide peace of mind, including a new roof, new HVAC, updated septic/plumbing improvements, and replaced appliances. The laundry/utility room off the carport includes climate control—perfect for hobbies, workshop space, or additional storage. Outside, enjoy a large yard with plenty of room to spread out, plus an additional storage shed for tools and yard equipment. Conveniently located just off US 441/27, this home is minutes from The Villages, Lake Weir, shopping, dining, medical facilities, salons, pet groomers, and more—offering the perfect balance of convenience and quiet living. Move-in ready and packed with value, this centrally located property is a must-see!

16. 2026-02-25
    historical
17. 2025-11-10
    status Active
18. 2025-11-10
    listed $174,900 Active
19. 2025-11-06
    historical
20. 2025-10-07
    price $164,000
21. 2025-07-13
    historical
22. 2025-06-03
    price $150,000
23. 2025-06-02
    status Active
24. 2025-05-29
    historical
25. 2025-04-28
    price $155,000
26. 2024-11-19
    price $164,500
27. 2024-10-29
    listed $169,500 Active
28. 2024-10-08
    historical
29. 2024-08-20
    price $172,500
30. 2024-06-07
    price $179,500
31. 2024-04-08
    listed $182,500 Active
32. 2023-01-04
    soldstatus $125,000
33. 2022-12-30
    soldstatus $125,000 Closed
34. 2022-12-16
    status Pending
35. 2022-12-07
    price $140,000
36. 2022-11-09
    price $150,000
37. 2022-10-05
    listed $160,000 Active
38. 1987-11-01
    soldstatus $32,000

ⓘ 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: $1,923 · $160/mo
• Projected year-2 tax: $1,923 · $160/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 2/10 Low
• 🌡 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: $23,439
• − Mortgage interest: −$9,187
• − Property taxes: −$1,923
• − Insurance: −$820
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$4,771
• Taxable income: $2,989
• Est. tax owed @ 24.0%: −$717
• After-tax cash flow: $4,736/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

+412.5% since first listed

24 events — show timeline

• 2026-04-14 Listed $164,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $164,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-28 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-19 Price Changed $164,500 Stellar MLS as Distributed by MLS Grid
• 2024-10-29 Listed $169,500 Stellar MLS as Distributed by MLS Grid
• 2024-10-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-20 Price Changed $172,500 Stellar MLS as Distributed by MLS Grid
• 2024-06-07 Price Changed $179,500 Stellar MLS as Distributed by MLS Grid
• 2024-04-08 Listed $182,500 Stellar MLS as Distributed by MLS Grid
• 2023-01-04 Sold (Public Records) $125,000 Public Records
• 2022-12-30 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-12-07 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-09 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-05 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 1987-11-01 Sold (Public Records) $32,000 Public Records

Property tax history

+19.0%/yr

Latest (2025): $1,923 · +16.7% YoY. Source: county tax records.