13882 SW 130th Ave · Archer, FL 32618

$210,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 45 Days on market

Built 2006 1.01 ac lot

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Newly remodeled and upgraded manufactured home. Suitable for owner occupancy or use as a rental property, this home offers durable luxury vinyl plank floors, new appliances, a new roof, fencing and more. The over-sized 1+ acre lot provides ample room for outbuildings and outdoor activities.

Key facts

• Over-sized lot
• Fencing
• New appliances

Tags

• REMODELED MANUFACTURED HOME
• LUXURY VINYL PLANK FLOORS
• NEW APPLIANCES
• NEW ROOF
• FENCING
• OVER-SIZED LOT

Property features AI

Finance

• Other: Located in the Archer Hills development
• HOA & community: No association

Exterior

• Utilities: Well water; Septic tank; Electricity connected
• Home design: Residential manufactured home (double wide); One story; North-facing
• Construction: Vinyl siding and frame construction; Shingle roof; Crawlspace with pillar/post/pier foundation; Built as a double wide manufactured home
• Exterior features: Deck; Front porch; Other exterior features; Cleared lot; Property located in-county; Oak trees on the property; Dirt road access; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#676 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D+, health & safety D, amenities F.
• Alachua (urban): math 49% / reading 54% proficiency, ranked #30 of 73 in FL (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 135 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $1k appreciation (0.6% local appreciation)).
• Alachua County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($204k) 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 $90k; list at $210k implies a 133% 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; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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. 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: 1.05% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.91%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.52×
• Total profit: $30,689
• Equity at exit: $67,348

10-year hold

• IRR: 14.7%
• Equity multiple: 2.71×
• Total profit: $100,702
• Equity at exit: $86,233

Cash invested: $58,800 (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 32618

• Home prices YoY: 0.2%
• Active inventory: 135
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,212 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $486

Break-even live

Break-even rent $1,597

Max offer price $210,000

Occupancy floor 73%

Sensitivity live

Price	-10% $604	-5% $545	+0% $486	+5% $426	+10% $367
Rent	-10% $311	-5% $398	+0% $486	+5% $573	+10% $660
Rate	-1.0pp $591	-0.5pp $539	base $486	+0.5pp $431	+1.0pp $376

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-04-27
   historical Active Under Contract 291-char remark

   Show marketing remark (291 chars)

   Newly remodeled and upgraded manufactured home. Suitable for owner occupancy or use as a rental property, this home offers durable luxury vinyl plank floors, new appliances, a new roof, fencing and more. The over-sized 1+ acre lot provides ample room for outbuildings and outdoor activities.

2. 2026-04-27
   status Pending

   Show marketing remark (291 chars)

   Newly remodeled and upgraded manufactured home. Suitable for owner occupancy or use as a rental property, this home offers durable luxury vinyl plank floors, new appliances, a new roof, fencing and more. The over-sized 1+ acre lot provides ample room for outbuildings and outdoor activities.

3. 2026-04-15
   price $210,000 291-char remark

   Show marketing remark (291 chars)

   Newly remodeled and upgraded manufactured home. Suitable for owner occupancy or use as a rental property, this home offers durable luxury vinyl plank floors, new appliances, a new roof, fencing and more. The over-sized 1+ acre lot provides ample room for outbuildings and outdoor activities.

4. 2026-04-09
   price $210,000
5. 2026-03-13
   listed $220,000 Active 291-char remark

   Show marketing remark (291 chars)

   Newly remodeled and upgraded manufactured home. Suitable for owner occupancy or use as a rental property, this home offers durable luxury vinyl plank floors, new appliances, a new roof, fencing and more. The over-sized 1+ acre lot provides ample room for outbuildings and outdoor activities.

6. 2026-03-13
   listed $220,000 Active

   Show marketing remark (291 chars)

   Newly remodeled and upgraded manufactured home. Suitable for owner occupancy or use as a rental property, this home offers durable luxury vinyl plank floors, new appliances, a new roof, fencing and more. The over-sized 1+ acre lot provides ample room for outbuildings and outdoor activities.

7. 2025-10-23
   historical
8. 2025-09-27
   price $217,900
9. 2025-08-29
   price $218,900
10. 2025-07-22
    price $219,900
11. 2025-06-29
    price $222,900
12. 2025-06-17
    price $224,900
13. 2025-06-06
    price $226,900
14. 2025-05-16
    price $228,900
15. 2025-05-09
    price $229,900
16. 2025-04-28
    price $234,900
17. 2025-04-23
    listed $239,900 Active
18. 2025-01-21
    soldstatus $90,000
19. 2016-03-10
    historical
20. 2015-05-14
    listed $75,000
21. 2005-02-16
    soldstatus $47,000

ⓘ 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: $874 · $73/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$869/yr (+$72/mo · 99.4%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,540
• − Mortgage interest: −$11,763
• − Property taxes: −$874
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$6,109
• Taxable income: $2,497
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $5,228/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: Alachua
• NCES district ID: 1200030
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $42,683
• Composite: 43.31/100
• National rank: #3038
• State rank: #30 of 73 in FL

Livability — Archer

• Score: 64/100
• State rank: #676
• US rank: #13964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,340
• Population (ZIP): 7,340

Population outlook (Alachua County) Hauer SSP2

• Today (2025): 289,834 people
• By 2030: 305,873 · +5.5%
• By 2040: 335,246 · +15.7%
• By 2050: 364,719 · +25.8%
• By 2075: 436,665 · +50.7%
• By 2100: 482,920 · +66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Alachua

• 2024 margin: Strong D (+21.0) · D 59.7% · R 38.8% · Other 1.5%
• 2008→2024 swing: -0.6pp no change · 2008: 21.6pp · 2024: 21.0pp
• All cycles: 2024: D+21.0 2020: D+27.2 2016: D+22.5 2012: D+17.3 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.60%
• Current HPI: 321.3332
• 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

+346.8% since first listed

21 events — show timeline

• 2026-04-27 Contingent — NFMLS
• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $210,000 NFMLS
• 2026-04-09 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $220,000 NFMLS
• 2025-10-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-27 Price Changed $217,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $218,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-22 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-29 Price Changed $222,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-17 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-06 Price Changed $226,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Price Changed $228,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-09 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-28 Price Changed $234,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-23 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-21 Sold (Public Records) $90,000 Public Records
• 2016-03-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-05-14 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-16 Sold (Public Records) $47,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $874 · +6.1% YoY. Source: county tax records.