17085 NE 36th Ave · Reddick, FL 32113

$67,000

2 bd · 2.0 ba · 953 sqft · Manufactured public records · 146 Days on market

Built 1981 9,148 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Add your own touches to this 2bed 2bath Double Wide Home. Inside walls were gutted to studs in 2012 re-insulated, drywalled and floorboards fixed, and new flooring installed. Home now features 3 bedrooms, a bonus room, a walk-in closet, laundry room one full bathroom and another that's half but ready for a shower or a bath. Custom Kitchen Cabinets and Entertainment Center. Fenced yard. Shed has 220 electric and water. Needs some TLC.

Key facts

• 9,148 sq ft lot
• Built 1981
• Listed 146 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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, amenities F, commute 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.
• Zoned schools: Sparr Elementary School (math 42% / reading 42%, grade F, #1,403 of 2,144 statewide, top 67%, 425 students, 67% FRL); North Marion High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,303 students, 66% FRL).
• 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 $463 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $13k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $67k implies a 235% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
6. 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.
7. 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.
8. 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: 1.64% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.75%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.4%
• Equity multiple: 1.79×
• Total profit: $14,798
• Equity at exit: $9,990

10-year hold

• IRR: 27.7%
• Equity multiple: 3.45×
• Total profit: $45,972
• Equity at exit: $5,793

Cash invested: $18,760 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $403

Break-even live

Break-even rent $590

Max offer price $67,000

Occupancy floor 58%

Sensitivity live

Price	-10% $440	-5% $421	+0% $403	+5% $384	+10% $365
Rent	-10% $316	-5% $359	+0% $403	+5% $446	+10% $489
Rate	-1.0pp $436	-0.5pp $420	base $403	+0.5pp $385	+1.0pp $367

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: $16,750
• Closing costs: $2,010
• 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	0.35mi

Listing history 13 events

1. 2025-11-20
   status Pending
2. 2025-10-29
   price $67,000
3. 2025-09-11
   price $69,000
4. 2025-08-26
   price $72,500
5. 2025-07-30
   price $75,000
6. 2025-06-27
   listed $80,000 Active
7. 2018-08-23
   soldstatus $20,000 437-char remark

   Show marketing remark (437 chars)

   Add your own touches to this 2bed 2bath Double Wide Home. Inside walls were gutted to studs in 2012 re-insulated, drywalled and floorboards fixed, and new flooring installed. Home now features 3 bedrooms, a bonus room, a walk-in closet, laundry room one full bathroom and another that's half but ready for a shower or a bath. Custom Kitchen Cabinets and Entertainment Center. Fenced yard. Shed has 220 electric and water. Needs some TLC.

8. 2018-05-21
   soldstatus $85,000
9. 2018-02-19
   listed $25,000 437-char remark

   Show marketing remark (437 chars)

   Add your own touches to this 2bed 2bath Double Wide Home. Inside walls were gutted to studs in 2012 re-insulated, drywalled and floorboards fixed, and new flooring installed. Home now features 3 bedrooms, a bonus room, a walk-in closet, laundry room one full bathroom and another that's half but ready for a shower or a bath. Custom Kitchen Cabinets and Entertainment Center. Fenced yard. Shed has 220 electric and water. Needs some TLC.

10. 2008-04-23
    historical
11. 2008-01-04
    listed $29,000
12. 2006-08-05
    soldstatus $16,000
13. 2006-04-05
    listed $19,900

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,047 · $87/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 · 20 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: −$3,753
• − Property taxes: −$1,047
• − Insurance: −$335
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,949
• Taxable income: $4,004
• Est. tax owed @ 24.0%: −$961
• After-tax cash flow: $3,869/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

+236.7% since first listed

13 events — show timeline

• 2025-11-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-29 Price Changed $67,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Price Changed $69,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $72,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-30 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-27 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-23 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-21 Sold (Public Records) $85,000 Public Records
• 2018-02-19 Listed $25,000 Stellar MLS as Distributed by MLS Grid
• 2008-04-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-01-04 Listed $29,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-05 Sold (MLS) $16,000 Stellar MLS as Distributed by MLS Grid
• 2006-04-05 Listed $19,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2025): $1,047 · +45.9% YoY. Source: county tax records.