4605 NE 167th Pl · Reddick, FL 32113

$79,000

2 bd · 2.0 ba · 789 sqft · Manufactured public records · 40 Days on market

Built 1980 0.31 ac lot $100/sqft · 38% above area Est $57k · 38% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Don’t miss this beautifully renovated 1980 single-wide home that blends classic charm with modern upgrades—move-in ready and worry-free! Offering 989 sq ft of thoughtfully updated living space, this home features a brand-new heating and A/C system, completely updated electrical, and all-new plumbing for peace of mind. Enjoy enhanced durability with additional support pillars, upgraded insulation, and a water barrier designed for efficiency and long-term protection. The private well is equipped with a water treatment system, adding extra value and convenience. Whether you’re looking for an affordable full-time residence or a smart inv

Key facts

• 0.31 acre lot
• Built 1980
• Listed 40 days

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Zoning: R4; Total rooms: 3; Unfurnished
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA

Exterior

• Parking: No specific parking details provided
• Utilities: Well water; Private sewer / septic tank; Electricity connected; Water connected
• Home design: Manufactured single-wide home; One story; Faces south; Entry level: One
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built area 789 square feet; Lot dimensions approximately 150 x 90 (0.31 acre)
• Exterior features: French doors; Asphalt road access

Interior

• Kitchen: Built-in oven; Microwave; Refrigerator; Water filtration system
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Living area 789 square feet
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Mini-split cooling units; Wall/window cooling unit(s)
• Interior features: High ceilings; Open floorplan; Vaulted ceilings
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 1.7% in Reddick — 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 58/100 on livability (#845 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools D-, 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: 142 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 1.39% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.83%
• DSCR: 1.84
• GRM: 6.0

CMA / ARV

• ARV (median comp): $57,440
• List price: $79,000
• Delta: 37.54%
• Verdict: OVERPRICED
• Comps: 1 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: 1.42×
• Total profit: $9,302
• Equity at exit: $11,779

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $36,567
• Equity at exit: $6,830

Cash invested: $22,120 (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 32113

• Home prices YoY: -5.5%
• Active inventory: 142
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $347

Break-even live

Break-even rent $661

Max offer price $79,000

Occupancy floor 63%

Sensitivity live

Price	-10% $392	-5% $369	+0% $347	+5% $325	+10% $302
Rent	-10% $260	-5% $304	+0% $347	+5% $390	+10% $434
Rate	-1.0pp $387	-0.5pp $367	base $347	+0.5pp $327	+1.0pp $306

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17410 NE 37th Ct Citra, FL	1.0	1.0	672	$1,100	$1.64	13d	1	1.05mi

Listing history 13 events

1. 2026-06-09
   status $79,000 Pending 40 DOM
2. 2026-06-08
   days on market $79,000 Active 40 DOM
3. 2026-06-07
   days on market $79,000 Active 39 DOM
4. 2026-06-03
   days on market $79,000 Active 35 DOM
5. 2026-06-02
   days on market $79,000 Active 34 DOM
6. 2026-06-01
   days on market $79,000 Active 33 DOM
7. 2026-06-01
   price $79,000 Active 32 DOM
8. 2026-05-31
   days on market $85,000 Active 32 DOM
9. 2026-05-30
   days on market $85,000 Active 31 DOM
10. 2026-04-29
    listed $85,000 Active 752-char remark
11. 2023-06-07
    soldstatus $87,000
12. 2005-03-25
    soldstatus $19,500
13. 2002-03-07
    soldstatus $18,500

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $897 · $75/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$4,425
• − Property taxes: −$897
• − Insurance: −$395
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,298
• Taxable income: $3,072
• Est. tax owed @ 24.0%: −$737
• After-tax cash flow: $3,427/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 — Reddick

• Score: 58/100
• State rank: #845
• US rank: #21164

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,382

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 (67%)
• Race & ethnicity: White 67% Black 12% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 1%
• Common ancestry: Iranian 3% Serbian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% 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: ▼ -16.68%
• Current HPI: 284.1669
• 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

+327.0% since first listed

6 events — show timeline

• 2026-06-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-01 Price Changed $79,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-07 Sold (Public Records) $87,000 Public Records
• 2005-03-25 Sold (Public Records) $19,500 Public Records
• 2002-03-07 Sold (Public Records) $18,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $897 · +29.8% YoY. Source: county tax records.