7800 & 7801 E Verne Ct · Floral City, FL 34436

$115,000

2 bd · 2.0 ba · 1,012 sqft · Manufactured public records · 5 Days on market

Built 1979 1.77 ac lot Est $97k · 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 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 MLS

VERY well-kept double-wide on 1.75 Acres. Con't let the age fool you as this home shows like a much newer home. Lots are mostly cleared with a few trees. Home features 2 bedrooms, 2 baths, huge Living Rm, Dining Rm, large laundry/storage room, wood laminate flooring, all appliances included. Furniture is also for sale. Large storage building (16 x 14) could be converted into a studio or office (electric pole close by). Smaller 8x10 storage building for lawn equipment. Great location - close to town and all amenities. Cable TV available. Horses allowed. Owner financing available. Call today!

Key facts

• Metal roof
• Covered wood porch
• Covered patio

Tags

• METAL ROOF
• COVERED WOOD PORCH
• COVERED PATIO
• WOOD LOOK VINYL PLANKING
• SMALL STORAGE SHED

Property features AI

Finance

• Other: Property zoned RURMH; Has additional parcels

Exterior

• Parking: Paved driveway; Unpaved parking areas
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured home (double wide); Residential property; Facing entry via private road
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as a 23' x 44' double wide mobile home
• Exterior features: Sliding doors; Outdoor pool (also listed as none); Shed(s); Cleared, level, rectangular lot; Private maintained road access; Unimproved road surface and frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Range hood; Garbage disposal; Refrigerator; Pantry
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Open floorplan; Pantry; Walk-in closet(s); Blinds and window coverings
• Laundry & utility: Washer and dryer connections; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 14.9% vs local median 3.6% in Floral City — 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 67/100 on livability (#573 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Citrus (rural): math 49% / reading 50% proficiency, ranked #44 of 73 in FL (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Floral City Elementary School (math 47% / reading 52%, grade D, #1,088 of 2,144 statewide, top 53%, 389 students, 71% FRL); Inverness Middle School (math 52% / reading 48%, grade C, #254 of 571 statewide, top 45%, 1,017 students, 60% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 144 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Citrus County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $45k; list at $115k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.66% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.58%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $97,152
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8111 E Emerald Ln	0.70mi	2/2.0	984 (-3%)	19mo	$94,000	$96	47
9061 S Starfish Ave	0.67mi	2/2.0	1,144 (+13%)	5mo	$83,000	$73	43

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $6,690
• Equity at exit: $17,147

10-year hold

• IRR: 14.9%
• Equity multiple: 2.21×
• Total profit: $39,055
• Equity at exit: $9,943

Cash invested: $32,200 (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 34436

• Home prices YoY: -3.1%
• Active inventory: 144
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $394

Break-even live

Break-even rent $1,407

Max offer price $115,000

Occupancy floor 74%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8481 S Great Oaks Dr Floral City, FL	3.0	2.0	1327	$1,950	$1.47	21d	1	0.55mi
9789 S Clearsprings Dr Floral City, FL	3.0	2.0	1334	$1,800	$1.35	5d	1	1.31mi

Listing history 3 events

1. 2026-05-22
   listed $115,000 Active
2. 2015-02-26
   soldstatus $45,000 597-char remark

   Show marketing remark (597 chars)

   VERY well-kept double-wide on 1.75 Acres. Con't let the age fool you as this home shows like a much newer home. Lots are mostly cleared with a few trees. Home features 2 bedrooms, 2 baths, huge Living Rm, Dining Rm, large laundry/storage room, wood laminate flooring, all appliances included. Furniture is also for sale. Large storage building (16 x 14) could be converted into a studio or office (electric pole close by). Smaller 8x10 storage building for lawn equipment. Great location - close to town and all amenities. Cable TV available. Horses allowed. Owner financing available. Call today!

3. 2015-01-09
   listed $45,000 597-char remark

   Show marketing remark (597 chars)

   VERY well-kept double-wide on 1.75 Acres. Con't let the age fool you as this home shows like a much newer home. Lots are mostly cleared with a few trees. Home features 2 bedrooms, 2 baths, huge Living Rm, Dining Rm, large laundry/storage room, wood laminate flooring, all appliances included. Furniture is also for sale. Large storage building (16 x 14) could be converted into a studio or office (electric pole close by). Smaller 8x10 storage building for lawn equipment. Great location - close to town and all amenities. Cable TV available. Horses allowed. Owner financing available. Call today!

ⓘ 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: $404 · $34/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$551/yr (+$46/mo · 136.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,865
• − Mortgage interest: −$6,442
• − Property taxes: −$404
• − Insurance: −$5,694
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$3,345
• Taxable income: $3,322
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $3,932/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: Citrus
• NCES district ID: 1200270
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $38,618
• Composite: 41.28/100
• National rank: #3519
• State rank: #44 of 73 in FL

Livability — Floral City

• Score: 67/100
• State rank: #573
• US rank: #10898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Floral City, FL
• City population: 8,170
• Population (ZIP): 8,170

Population outlook (Citrus County) Hauer SSP2

• Today (2025): 138,622 people
• By 2030: 136,886 · -1.3%
• By 2040: 132,009 · -4.8%
• By 2050: 125,196 · -9.7%
• By 2075: 108,570 · -21.7%
• By 2100: 84,454 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 4% Black 4% Native American 2%
• Common ancestry: Lithuanian 4% Italian 4% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Citrus

• 2024 margin: Solid R (+45.9) · D 26.8% · R 72.6%
• 2008→2024 swing: -29.8pp toward R · 2008: -16.1pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+41.0 2016: R+39.7 2012: R+21.9 2008: R+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.20%
• Current HPI: 374.4353
• 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

+155.6% since first listed

3 events — show timeline

• 2026-05-22 Listed $115,000 RACC
• 2015-02-26 Sold (MLS) $45,000 RACC
• 2015-01-09 Listed $45,000 RACC

Property tax history

-2.9%/yr

Latest (2025): $404 · +18.4% YoY. Source: county tax records.