10320 W Pamondeho Cir · Crystal River, FL 34428

$224,900

2 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 133 Days on market

Built 2022 0.68 ac lot $15/mo HOA · 1% of rent

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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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy modern living in this like-new 2022 3-bed, 2-bath home in Crystal River’s Spring Run. Set on a spacious . 68-acre lot, this property offers privacy, peace, and plenty of room for your toys. Key Features: • Modern Interior: Open-concept floor plan with 2022 energy-efficient upgrades. • Bonus Storage: Large 10x16 shed for tools, hobbies, or gear. • Low Costs: Private well and septic; low $175/year POA for road maintenance. • Prime Location: Minutes from Three Sisters Springs and world-class fishing. Move-in ready and perfectly located for the Nature Coast lifestyle!

Key facts

• Private well
• Spacious lot
• Bonus storage

Tags

• SPACIOUS LOT
• BONUS STORAGE
• PRIVATE WELL
• PRIME LOCATION

Property features AI

Finance

• Other: Property size approximately 0.68 acres; No pool
• HOA & community: Homeowners association with an annual fee of $175 (about $14.58/month)

Exterior

• Parking: Concrete driveway; Private parking
• Utilities: Shared well water
• Home design: Manufactured home (double wide); Residential property; Located in Spring Run of Crystal River subdivision; Zoned RURMH
• Construction: Asphalt shingle roof; Double wide manufactured construction
• Exterior features: Asphalt shingle roof; Shed(s); Cleared and wooded lot; Private maintained road / private road

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Electric oven; Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-5 ($-56/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (14.5% below list).
• Recommended offer: $192k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.5% 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: 322 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $1,924/mo this rent would consume 45% of the median local household income ($51k/yr) (locally 264% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 133 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $225k implies a 1399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,355 (14.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 9.7

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-36,729
• Equity at exit: $33,533

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-32,321
• Equity at exit: $19,445

Cash invested: $62,972 (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: 322
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$170 /mo · $2,036/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-5

Break-even live

Break-even rent $1,929

Max offer price $224,079

Occupancy floor 95%

Sensitivity live

Price	-10% $123	-5% $59	+0% $-5	+5% $-68	+10% $-132
Rent	-10% $-157	-5% $-81	+0% $-5	+5% $71	+10% $147
Rate	-1.0pp $109	-0.5pp $53	base $-5	+0.5pp $-63	+1.0pp $-122

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 20 events

1. 2026-06-21
   days on market $224,900 Active 133 DOM
2. 2026-06-19
   days on market $224,900 Active 131 DOM
3. 2026-06-18
   days on market $224,900 Active 130 DOM
4. 2026-06-18
   price $224,900 Active 129 DOM
5. 2026-06-17
   days on market $229,900 Active 129 DOM
6. 2026-06-16
   days on market $229,900 Active 128 DOM
7. 2026-06-15
   days on market $229,900 Active 127 DOM
8. 2026-06-14
   days on market $229,900 Active 125 DOM
9. 2026-06-13
   days on market $229,900 Active 124 DOM
10. 2026-06-09
    days on market $229,900 Active 121 DOM
11. 2026-06-08
    days on market $229,900 Active 120 DOM
12. 2026-06-03
    days on market $229,900 Active 115 DOM
13. 2026-06-02
    days on market $229,900 Active 114 DOM
14. 2026-06-01
    days on market $229,900 Active 113 DOM
15. 2026-05-31
    days on market $229,900 Active 112 DOM
16. 2026-05-30
    days on market $229,900 Active 111 DOM
17. 2026-03-12
    price $229,900
18. 2026-02-09
    listed $239,900 Active
19. 1997-02-01
    soldstatus $15,000
20. 1987-09-01
    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: $2,036 · $170/mo
• Projected year-2 tax: $2,036 · $170/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $23,083
• − Mortgage interest: −$12,598
• − Property taxes: −$2,036
• − Insurance: −$1,922
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − HOA: −$180
• − Depreciation: −$6,543
• Taxable loss: −$3,889
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $878/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

+389.1% since first listed

4 events — show timeline

• 2026-03-12 Price Changed $229,900 RACC
• 2026-02-09 Listed $239,900 RACC
• 1997-02-01 Sold (Public Records) $15,000 Public Records
• 1987-09-01 Sold (Public Records) $47,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $2,036 · +5.6% YoY. Source: county tax records.