6850 S Maxwell Pt · Sugarmill Woods, FL 34446

$211,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 88 Days on market

Built 1994 1.14 ac lot Est $157k · 35% over

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Why this score? — see what drove the D- 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 +14.6/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 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

Welcome to the property with endless possibilities. The home features a double wide mobile home with three bedrooms, and two bathrooms as the main living quarters located on a 1.14-acre lot. There is also a separate one bedroom, one bath cottage. The living room and dining rooms along with two bedrooms have nice laminate flooring. The master bedroom is large and has a nice walk in closet. Some of the other great features of the property are a 24x27 work shop to store all of your toys, 10x13 shed, 10x17 car port, screened rooms on the front and back of the mobile, a mud room on the back of the home, fencing with an electric gate leading to the back of the property, walk in closets in the 2nd & 3rd bedrooms, the existing furniture in the home is included, above ground swimming pool (needs a liner), washer & dryer are included and much more. The roof on the mobile home was replaced in 2018 as per county records. There is plenty of room out back to park your boat and RV. Shopping is right down the street. Take a look at this one today.

Key facts

• 1.14 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Lot is paved and measures approximately 165 x 329 (about 1.14 acres)
• HOA & community: No association

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Well water; Septic tank; Cable available; Electricity connected
• Home design: Manufactured double-wide home; Single-story; Faces east
• Construction: Wood siding; Shingle roof; Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Lighting; Rain gutters; Above-ground private pool; Shed(s); Workshop; Additional single-family structure on site

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Open floor plan; Split bedroom layout; 7 total rooms
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $211k.

Deal economics

• At list price, monthly cash flow is $51 ($610/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 $192k (9.1% below list).
• Recommended offer: $192k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.0% in Sugarmill Woods — 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 59/100 on livability (#825 in FL) — a working-class tenant base; expect higher turnover. 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: Lecanto Primary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 820 students, 63% 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) — zoned schools at 61% FRL track the district average.
• Market conditions: 586 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($59k/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 $6k 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 88 days — a 6% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,829 (9.1% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 9% 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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $156,672
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6542 W Akazian Ln	0.74mi	3/2.0	1,296 (+12%)	7mo	$176,500	$136	39
7471 S Nancy Pt	0.66mi	2/1.5 (-1)	1,016 (-12%)	8mo	$100,000	$98	36

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-30,922
• Equity at exit: $31,461

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-22,625
• Equity at exit: $18,243

Cash invested: $59,080 (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 34446

• Home prices YoY: -10.4%
• Active inventory: 586
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,918 medium
• Mortgage (P&I): −$1,107
• Tax from tax record: −$270 /mo · $3,243/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $51

Break-even live

Break-even rent $1,854

Max offer price $211,000

Occupancy floor 92%

Sensitivity live

Price	-10% $170	-5% $111	+0% $51	+5% $-9	+10% $-69
Rent	-10% $-101	-5% $-25	+0% $51	+5% $127	+10% $202
Rate	-1.0pp $157	-0.5pp $104	base $51	+0.5pp $-4	+1.0pp $-59

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Dogwood Dr Homosassa, FL	2.0	2.0	1492	$2,200	$1.47	23d	1	1.35mi
17 Dogwood Dr Homosassa, FL	2.0	2.0	1400	$1,600	$1.14	23d	1	1.37mi
17 Jamaica St Homosassa, FL	2.0	2.0	1100	$1,500	$1.36	23d	1	1.49mi
5 Jamaica St Homosassa, FL	2.0	2.0	1353	$1,500	$1.11	23d	1	1.49mi

Listing history 27 events

1. 2026-06-21
   days on market $211,000 Active 88 DOM
2. 2026-06-19
   days on market $211,000 Active 86 DOM
3. 2026-06-18
   days on market $211,000 Active 85 DOM
4. 2026-06-17
   days on market $211,000 Active 84 DOM
5. 2026-06-16
   days on market $211,000 Active 83 DOM
6. 2026-06-15
   days on market $211,000 Active 82 DOM
7. 2026-06-14
   days on market $211,000 Active 80 DOM
8. 2026-06-13
   days on market $211,000 Active 79 DOM
9. 2026-06-09
   days on market $211,000 Active 76 DOM
10. 2026-06-08
    days on market $211,000 Active 75 DOM
11. 2026-06-07
    days on market $211,000 Active 74 DOM
12. 2026-06-03
    days on market $211,000 Active 70 DOM
13. 2026-06-02
    days on market $211,000 Active 69 DOM
14. 2026-06-01
    days on market $211,000 Active 68 DOM
15. 2026-05-31
    days on market $211,000 Active 67 DOM
16. 2026-05-30
    days on market $211,000 Active 66 DOM
17. 2026-04-17
    price $211,000
18. 2026-03-25
    listed $221,000 Active
19. 2026-03-25
    listed $221,000 Active
20. 2023-10-06
    soldstatus $230,000 Closed 1059-char remark

    Show marketing remark (1059 chars)

    Welcome to the property with endless possibilities. The home features a double wide mobile home with three bedrooms, and two bathrooms as the main living quarters located on a 1.14-acre lot. There is also a separate one bedroom, one bath cottage. The living room and dining rooms along with two bedrooms have nice laminate flooring. The master bedroom is large and has a nice walk in closet. Some of the other great features of the property are a 24x27 work shop to store all of your toys, 10x13 shed, 10x17 car port, screened rooms on the front and back of the mobile, a mud room on the back of the home, fencing with an electric gate leading to the back of the property, walk in closets in the 2nd & 3rd bedrooms, the existing furniture in the home is included, above ground swimming pool (needs a liner), washer & dryer are included and much more. The roof on the mobile home was replaced in 2018 as per county records. There is plenty of room out back to park your boat and RV. Shopping is right down the street. Take a look at this one today.

21. 2023-10-06
    soldstatus $230,000

    Show marketing remark (1059 chars)

    Welcome to the property with endless possibilities. The home features a double wide mobile home with three bedrooms, and two bathrooms as the main living quarters located on a 1.14-acre lot. There is also a separate one bedroom, one bath cottage. The living room and dining rooms along with two bedrooms have nice laminate flooring. The master bedroom is large and has a nice walk in closet. Some of the other great features of the property are a 24x27 work shop to store all of your toys, 10x13 shed, 10x17 car port, screened rooms on the front and back of the mobile, a mud room on the back of the home, fencing with an electric gate leading to the back of the property, walk in closets in the 2nd & 3rd bedrooms, the existing furniture in the home is included, above ground swimming pool (needs a liner), washer & dryer are included and much more. The roof on the mobile home was replaced in 2018 as per county records. There is plenty of room out back to park your boat and RV. Shopping is right down the street. Take a look at this one today.

22. 2023-09-01
    historical 1059-char remark

    Show marketing remark (1059 chars)

    Welcome to the property with endless possibilities. The home features a double wide mobile home with three bedrooms, and two bathrooms as the main living quarters located on a 1.14-acre lot. There is also a separate one bedroom, one bath cottage. The living room and dining rooms along with two bedrooms have nice laminate flooring. The master bedroom is large and has a nice walk in closet. Some of the other great features of the property are a 24x27 work shop to store all of your toys, 10x13 shed, 10x17 car port, screened rooms on the front and back of the mobile, a mud room on the back of the home, fencing with an electric gate leading to the back of the property, walk in closets in the 2nd & 3rd bedrooms, the existing furniture in the home is included, above ground swimming pool (needs a liner), washer & dryer are included and much more. The roof on the mobile home was replaced in 2018 as per county records. There is plenty of room out back to park your boat and RV. Shopping is right down the street. Take a look at this one today.

23. 2023-08-03
    listed $229,000 1059-char remark

    Show marketing remark (1059 chars)

    Welcome to the property with endless possibilities. The home features a double wide mobile home with three bedrooms, and two bathrooms as the main living quarters located on a 1.14-acre lot. There is also a separate one bedroom, one bath cottage. The living room and dining rooms along with two bedrooms have nice laminate flooring. The master bedroom is large and has a nice walk in closet. Some of the other great features of the property are a 24x27 work shop to store all of your toys, 10x13 shed, 10x17 car port, screened rooms on the front and back of the mobile, a mud room on the back of the home, fencing with an electric gate leading to the back of the property, walk in closets in the 2nd & 3rd bedrooms, the existing furniture in the home is included, above ground swimming pool (needs a liner), washer & dryer are included and much more. The roof on the mobile home was replaced in 2018 as per county records. There is plenty of room out back to park your boat and RV. Shopping is right down the street. Take a look at this one today.

24. 2021-03-01
    soldstatus $150,000
25. 2007-01-08
    soldstatus $132,000
26. 2006-12-20
    soldstatus $132,000
27. 2006-11-16
    listed $139,900

ⓘ 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: $3,243 · $270/mo
• Projected year-2 tax: $3,243 · $270/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 25 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: $23,019
• − Mortgage interest: −$11,819
• − Property taxes: −$3,243
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$6,138
• Taxable loss: −$2,919
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $1,310/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 — Sugarmill Woods

• Score: 59/100
• State rank: #825
• US rank: #20184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugarmill Woods, FL
• County: Citrus County · 111,314 people
• City population: 18,797
• Metro: Homosassa Springs, FL
• Population (ZIP): 19,102
• Household income: $58,802
• Rent vs Own: 6.9% rent · 93.1% own
• Severe rent burden: 121.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -32.11%
• Current HPI: 277.2576
• 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

+50.8% since first listed

11 events — show timeline

• 2026-04-17 Price Changed $211,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $221,000 RACC
• 2026-03-25 Listed $221,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-06 Sold (Public Records) $230,000 Public Records
• 2023-10-06 Sold (MLS) $230,000 RACC
• 2023-09-01 Delisted — RACC
• 2023-08-03 Listed $229,000 RACC
• 2021-03-01 Sold (Public Records) $150,000 Public Records
• 2007-01-08 Sold (Public Records) $132,000 Public Records
• 2006-12-20 Sold (MLS) $132,000 RACC
• 2006-11-16 Listed $139,900 RACC

Property tax history

+17.5%/yr

Latest (2025): $3,243 · +0.9% YoY. Source: county tax records.