7338 N Nathan Pt · Crystal River, FL 34428

$169,900

2 bd · 2.0 ba · 715 sqft · Manufactured · 350 Days on market

Built 2015 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

COUNTRY MOBILE HOME ON 1 ACRE FOR SALE - 2015 14 X 60 Mobile Home with 2 Bedrooms, 2 Bathrooms, and interior laundry room provides a quiet and private lifestyle with no through traffic access road just 8 miles north of Crystal River and about the same distance into Dunnellon. The home features dual pane tinted windows, new interior paint, a 2022 metal roof, and a large recently built large covered and screened front porch. The main living area is open living room and kitchen area. The sale includes the 40x8 container which has electrical inside. Great for storage. A large landowner to the back of the home uses that property for cattle grazing only. The property is located approximately 8 mi

Key facts

• Metal roof
• 1.01 acre lot
• Built 2015

Tags

• INTERIOR LAUNDRY ROOM
• DUAL PANE TINTED WINDOWS
• METAL ROOF
• COVERED SCREENED FRONT PORCH
• OPEN LIVING ROOM KITCHEN AREA

Property features AI

Exterior

• Parking: Circular driveway
• Utilities: Private well for water; Septic tank sewer
• Home design: Manufactured home (single wide); Approximately 14 ft by 60 ft; Residential property in Mini Farms subdivision
• Construction: Metal roofing; Single wide manufactured home
• Exterior features: Metal roof; Cleared, rectangular and partly wooded lot; Paved and unimproved roads nearby; County road frontage; Green energy: efficient windows

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Laminate countertops; Pantry; Double-pane windows; Tinted windows
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/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 $160k (6.0% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.1% in Crystal River — 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 66/100 on livability (#603 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; 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: Crystal River Primary School (math 45% / reading 55%, grade D+, #1,070 of 2,144 statewide, top 51%, 654 students, 70% FRL); Crystal River Middle School (math 49% / reading 47%, grade C-, #286 of 571 statewide, top 50%, 900 students, 64% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 320 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Citrus County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 350 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $170k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 350 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. 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: 0.94% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 8.9

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-14,084
• Equity at exit: $25,333

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $4,908
• Equity at exit: $14,690

Cash invested: $47,572 (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 34428

• Home prices YoY: -15.3%
• Active inventory: 320
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$89 /mo · $1,062/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $212

Break-even live

Break-even rent $1,329

Max offer price $169,900

Occupancy floor 82%

Sensitivity live

Price	-10% $308	-5% $260	+0% $212	+5% $164	+10% $116
Rent	-10% $86	-5% $149	+0% $212	+5% $275	+10% $338
Rate	-1.0pp $298	-0.5pp $255	base $212	+0.5pp $168	+1.0pp $123

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $169,900 Active 350 DOM
2. 2026-06-18
   price $169,900 Active 349 DOM
3. 2026-06-18
   days on market $174,900 Active 349 DOM
4. 2026-06-17
   days on market $174,900 Active 348 DOM
5. 2026-06-16
   days on market $174,900 Active 347 DOM
6. 2026-06-15
   days on market $174,900 Active 346 DOM
7. 2026-06-14
   days on market $174,900 Active 344 DOM
8. 2026-06-13
   days on market $174,900 Active 343 DOM
9. 2026-06-09
   days on market $174,900 Active 340 DOM
10. 2026-06-08
    days on market $174,900 Active 339 DOM
11. 2026-06-03
    days on market $174,900 Active 334 DOM
12. 2026-06-02
    days on market $174,900 Active 333 DOM
13. 2026-06-01
    days on market $174,900 Active 332 DOM
14. 2026-05-31
    days on market $174,900 Active 331 DOM
15. 2026-05-30
    days on market $174,900 Active 330 DOM
16. 2026-04-08
    price $174,900
17. 2026-04-02
    status Active
18. 2026-04-02
    historical
19. 2026-01-15
    price $179,900
20. 2025-12-30
    price $180,000
21. 2025-09-06
    price $190,000
22. 2025-07-03
    listed $210,000 Active
23. 2025-05-21
    soldstatus $100,000
24. 2017-03-02
    soldstatus $13,000
25. 2005-06-30
    soldstatus $70,000

ⓘ 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: $1,062 · $89/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$348/yr (+$29/mo · 32.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,173
• − Mortgage interest: −$9,517
• − Property taxes: −$1,062
• − Insurance: −$850
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$4,943
• Taxable loss: −$266
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $2,607/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 — Crystal River

• Score: 66/100
• State rank: #603
• US rank: #11564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Citrus County · 111,314 people
• City population: 10,163
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,163
• Household income: $50,779
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 264.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -57.32%
• Current HPI: 317.7637
• Rent YoY: —
• Metro: Homosassa Springs, 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

+149.9% since first listed

10 events — show timeline

• 2026-04-08 Price Changed $174,900 RACC
• 2026-04-02 Relisted — RACC
• 2026-04-02 Delisted — RACC
• 2026-01-15 Price Changed $179,900 RACC
• 2025-12-30 Price Changed $180,000 RACC
• 2025-09-06 Price Changed $190,000 RACC
• 2025-07-03 Listed $210,000 RACC
• 2025-05-21 Sold (Public Records) $100,000 Public Records
• 2017-03-02 Sold (Public Records) $13,000 Public Records
• 2005-06-30 Sold (Public Records) $70,000 Public Records

Property tax history

+14.7%/yr

Latest (2025): $1,062 · -37.3% YoY. Source: county tax records.