85 N Saturn Ave · Inverness Highlands North, FL 34453

$77,000

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 67 Days on market

Built 1973 0.28 ac 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 +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here is a great affordable home and property waiting for its next owner. This 2-bedroom 1 bath unit is a split plan and has had many updates and upgrades. The septic drainfield was addressed just a short time ago and the interior electrical panel is newer. The home has some double pane windows and has a nice large screened/ porch. The backyard has had newer fencing installed. See this home today.

Key facts

• 0.28 acre lot
• Parking
• Built 1973

Property features AI

Finance

• Other: Zoning: MDR; Subdivision: Hiltop

Exterior

• Parking: Attached carport; Driveway; Concrete parking; 1 total parking space
• Utilities: Public water; Septic tank
• Home design: Manufactured home (single wide); Residential property
• Construction: Metal roof
• Exterior features: Corner lot; Rectangular lot; Paved road access

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Double pane windows; Awnings; Chain link fencing
• Laundry & utility: Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $77k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $72k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 5.5% in Inverness Highlands North — 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 65/100 on livability (#643 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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: Hernando Elementary School (math 47% / reading 51%, grade D, #1,134 of 2,144 statewide, top 54%, 813 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: 426 active listings in the ZIP; 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 $532 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.69% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.09%
• DSCR: 2.29
• GRM: 4.9

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: 23.5%
• Equity multiple: 1.97×
• Total profit: $20,815
• Equity at exit: $11,481

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $61,001
• Equity at exit: $6,658

Cash invested: $21,560 (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 34453

• Home prices YoY: -26.1%
• Active inventory: 426
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $523

Break-even live

Break-even rent $638

Max offer price $77,000

Occupancy floor 55%

Sensitivity live

Price	-10% $566	-5% $544	+0% $523	+5% $501	+10% $479
Rent	-10% $420	-5% $471	+0% $523	+5% $574	+10% $625
Rate	-1.0pp $561	-0.5pp $542	base $523	+0.5pp $503	+1.0pp $482

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $77,000 Active 67 DOM
2. 2026-06-19
   days on market $77,000 Active 65 DOM
3. 2026-06-18
   days on market $77,000 Active 64 DOM
4. 2026-06-17
   days on market $77,000 Active 63 DOM
5. 2026-06-16
   days on market $77,000 Active 62 DOM
6. 2026-06-15
   price $77,000 Active 61 DOM
7. 2026-06-15
   days on market $79,000 Active 61 DOM
8. 2026-06-14
   days on market $79,000 Active 59 DOM
9. 2026-06-13
   days on market $79,000 Active 58 DOM
10. 2026-06-09
    days on market $79,000 Active 55 DOM
11. 2026-06-08
    days on market $79,000 Active 54 DOM
12. 2026-06-07
    days on market $79,000 Active 53 DOM
13. 2026-06-03
    days on market $79,000 Active 49 DOM
14. 2026-06-02
    days on market $79,000 Active 48 DOM
15. 2026-06-01
    days on market $79,000 Active 47 DOM
16. 2026-05-31
    days on market $79,000 Active 46 DOM
17. 2026-05-30
    days on market $79,000 Active 45 DOM
18. 2026-04-26
    price $83,000
19. 2026-04-15
    listed $85,000 Active
20. 2025-01-14
    soldstatus $72,000
21. 2019-01-30
    soldstatus $20,500
22. 1979-09-01
    soldstatus $6,000

ⓘ 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: $814 · $68/mo
• Projected year-2 tax: $814 · $68/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $15,591
• − Mortgage interest: −$4,313
• − Property taxes: −$814
• − Insurance: −$385
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,240
• Taxable income: $5,344
• Est. tax owed @ 24.0%: −$1,283
• After-tax cash flow: $4,990/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 — Inverness Highlands North

• Score: 65/100
• State rank: #643
• US rank: #12713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Citrus County · 111,314 people
• City population: 10,621
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,621
• Household income: $57,568
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 240.0

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% Hispanic / Latino 6% Black 3% Two or more races 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1% Other Asian/Pacific 0%

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: ▼ -103.32%
• Current HPI: 291.8965
• 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

+1283.3% since first listed

5 events — show timeline

• 2026-04-26 Price Changed $83,000 RACC
• 2026-04-15 Listed $85,000 RACC
• 2025-01-14 Sold (Public Records) $72,000 Public Records
• 2019-01-30 Sold (Public Records) $20,500 Public Records
• 1979-09-01 Sold (Public Records) $6,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $814 · +9.1% YoY. Source: county tax records.