7452 SE 135th St · Belleview, FL 34491

$159,000

2 bd · 1.5 ba · 736 sqft · Manufactured public records · 110 Days on market

Built 1980 1.00 ac lot $216/sqft · 50% above area Est $140k · 13% over

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Why this score? — see what drove the D 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 +18.0/30.0
• DSCR +5.6/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under contract-accepting backup offers. Great opportunity for an owner occupied or investor with room to roam on a 1 ACRE Lot, the location of this manufactured home gives the feel of being in the country, while the convenience of proximity to shopping and restaurants in the City of Belleview. This double wide is a 2 bedroom 1.5 bath with a carport and utility room, as well as a heated and cooled front room addition and covered front porch. The home is set back off of the county maintained road and the private road is shared by all the homeowners. The property is not only expansive, but boast an additional shed and two rv carports that fit a total of 3 rvs. This home could use a cosmetic refresh, but is absolutely livable as is. Dont miss this opportunity, be sure to see this home today!

Key facts

• Covered front porch
• Shared private road
• Two rv carports

Tags

• 1 ACRE LOT
• COVERED FRONT PORCH
• SHARED PRIVATE ROAD
• ADDITIONAL SHED
• TWO RV CARPORTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (8.5% below list).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: schools D, crime F, amenities 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; 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 $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.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $159k implies a 189% 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 $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

• ARV (median comp): $140,450
• List price: $159,000
• Delta: 13.21%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-17,106
• Equity at exit: $23,707

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,830
• Equity at exit: $13,747

Cash invested: $44,520 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $136

Break-even live

Break-even rent $1,283

Max offer price $159,000

Occupancy floor 86%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-09
   status Pending 798-char remark

   Show marketing remark (798 chars)

   Under contract-accepting backup offers. Great opportunity for an owner occupied or investor with room to roam on a 1 ACRE Lot, the location of this manufactured home gives the feel of being in the country, while the convenience of proximity to shopping and restaurants in the City of Belleview. This double wide is a 2 bedroom 1.5 bath with a carport and utility room, as well as a heated and cooled front room addition and covered front porch. The home is set back off of the county maintained road and the private road is shared by all the homeowners. The property is not only expansive, but boast an additional shed and two rv carports that fit a total of 3 rvs. This home could use a cosmetic refresh, but is absolutely livable as is. Dont miss this opportunity, be sure to see this home today!

2. 2026-03-02
   price $159,000 798-char remark

   Show marketing remark (798 chars)

   Under contract-accepting backup offers. Great opportunity for an owner occupied or investor with room to roam on a 1 ACRE Lot, the location of this manufactured home gives the feel of being in the country, while the convenience of proximity to shopping and restaurants in the City of Belleview. This double wide is a 2 bedroom 1.5 bath with a carport and utility room, as well as a heated and cooled front room addition and covered front porch. The home is set back off of the county maintained road and the private road is shared by all the homeowners. The property is not only expansive, but boast an additional shed and two rv carports that fit a total of 3 rvs. This home could use a cosmetic refresh, but is absolutely livable as is. Dont miss this opportunity, be sure to see this home today!

3. 2026-01-18
   listed $169,900 Active 798-char remark

   Show marketing remark (798 chars)

   Under contract-accepting backup offers. Great opportunity for an owner occupied or investor with room to roam on a 1 ACRE Lot, the location of this manufactured home gives the feel of being in the country, while the convenience of proximity to shopping and restaurants in the City of Belleview. This double wide is a 2 bedroom 1.5 bath with a carport and utility room, as well as a heated and cooled front room addition and covered front porch. The home is set back off of the county maintained road and the private road is shared by all the homeowners. The property is not only expansive, but boast an additional shed and two rv carports that fit a total of 3 rvs. This home could use a cosmetic refresh, but is absolutely livable as is. Dont miss this opportunity, be sure to see this home today!

4. 2009-12-11
   soldstatus $55,000
5. 2009-12-10
   soldstatus $55,000 404-char remark

   Show marketing remark (404 chars)

   VERY WELL KEPT, TOTALLY FURNISHED DOUBLEWIDE MOBILE HOME ON ONE ACRE OF PRISTINE LANDSCAPED PROPERTY WITH 12X20 FLOOR TO CEILING GLASS ENCLOSED FLORIDA ROOM, 12X12 COVERED PATIO ALL WITH BEAUTIFUL VIEWS AND NEXT TO A HORSE FARM. PROPERTY HAS A HUGE MOBILE HOME CARPORT, A LARGE SHED THAT INCLUDES A RIDING LAWN MOWER, ATTACHED UTILITY SHED WITH WASHER & DRYER AND AN ATTACHED CARPORT. TERRIFIC BUY!

6. 2009-12-10
   soldstatus $55,000

   Show marketing remark (404 chars)

   VERY WELL KEPT, TOTALLY FURNISHED DOUBLEWIDE MOBILE HOME ON ONE ACRE OF PRISTINE LANDSCAPED PROPERTY WITH 12X20 FLOOR TO CEILING GLASS ENCLOSED FLORIDA ROOM, 12X12 COVERED PATIO ALL WITH BEAUTIFUL VIEWS AND NEXT TO A HORSE FARM. PROPERTY HAS A HUGE MOBILE HOME CARPORT, A LARGE SHED THAT INCLUDES A RIDING LAWN MOWER, ATTACHED UTILITY SHED WITH WASHER & DRYER AND AN ATTACHED CARPORT. TERRIFIC BUY!

7. 2008-09-24
   listed $75,000 404-char remark

   Show marketing remark (404 chars)

   VERY WELL KEPT, TOTALLY FURNISHED DOUBLEWIDE MOBILE HOME ON ONE ACRE OF PRISTINE LANDSCAPED PROPERTY WITH 12X20 FLOOR TO CEILING GLASS ENCLOSED FLORIDA ROOM, 12X12 COVERED PATIO ALL WITH BEAUTIFUL VIEWS AND NEXT TO A HORSE FARM. PROPERTY HAS A HUGE MOBILE HOME CARPORT, A LARGE SHED THAT INCLUDES A RIDING LAWN MOWER, ATTACHED UTILITY SHED WITH WASHER & DRYER AND AN ATTACHED CARPORT. TERRIFIC BUY!

8. 2008-09-24
   listed $75,000

   Show marketing remark (404 chars)

   VERY WELL KEPT, TOTALLY FURNISHED DOUBLEWIDE MOBILE HOME ON ONE ACRE OF PRISTINE LANDSCAPED PROPERTY WITH 12X20 FLOOR TO CEILING GLASS ENCLOSED FLORIDA ROOM, 12X12 COVERED PATIO ALL WITH BEAUTIFUL VIEWS AND NEXT TO A HORSE FARM. PROPERTY HAS A HUGE MOBILE HOME CARPORT, A LARGE SHED THAT INCLUDES A RIDING LAWN MOWER, ATTACHED UTILITY SHED WITH WASHER & DRYER AND AN ATTACHED CARPORT. TERRIFIC BUY!

9. 2008-09-24
   historical

   Show marketing remark (404 chars)

   VERY WELL KEPT, TOTALLY FURNISHED DOUBLEWIDE MOBILE HOME ON ONE ACRE OF PRISTINE LANDSCAPED PROPERTY WITH 12X20 FLOOR TO CEILING GLASS ENCLOSED FLORIDA ROOM, 12X12 COVERED PATIO ALL WITH BEAUTIFUL VIEWS AND NEXT TO A HORSE FARM. PROPERTY HAS A HUGE MOBILE HOME CARPORT, A LARGE SHED THAT INCLUDES A RIDING LAWN MOWER, ATTACHED UTILITY SHED WITH WASHER & DRYER AND AN ATTACHED CARPORT. TERRIFIC BUY!

10. 2008-09-24
    listed $85,000

    Show marketing remark (404 chars)

    VERY WELL KEPT, TOTALLY FURNISHED DOUBLEWIDE MOBILE HOME ON ONE ACRE OF PRISTINE LANDSCAPED PROPERTY WITH 12X20 FLOOR TO CEILING GLASS ENCLOSED FLORIDA ROOM, 12X12 COVERED PATIO ALL WITH BEAUTIFUL VIEWS AND NEXT TO A HORSE FARM. PROPERTY HAS A HUGE MOBILE HOME CARPORT, A LARGE SHED THAT INCLUDES A RIDING LAWN MOWER, ATTACHED UTILITY SHED WITH WASHER & DRYER AND AN ATTACHED CARPORT. TERRIFIC BUY!

11. 2008-03-03
    historical
12. 2007-10-21
    listed $104,900
13. 1995-11-30
    soldstatus $33,000

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $1,361 · $113/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 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: $17,467
• − Mortgage interest: −$8,906
• − Property taxes: −$1,361
• − Insurance: −$795
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$4,625
• Taxable loss: −$1,016
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $1,881/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

• County: Marion County · 315,796 people
• City population: 19,167
• 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

+381.8% since first listed

13 events — show timeline

• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-18 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2009-12-11 Sold (Public Records) $55,000 Public Records
• 2009-12-10 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2009-12-10 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2008-09-24 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2008-09-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-09-24 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2008-09-24 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2008-03-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-10-21 Listed $104,900 Stellar MLS as Distributed by MLS Grid
• 1995-11-30 Sold (Public Records) $33,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,361 · +28.1% YoY. Source: county tax records.