5920 N Whisper Pt · Hernando, FL 34442

$225,000

3 bd · 2.0 ba · 1,120 sqft · Land public records · 22 Days on market

Built 2019 0.26 ac lot

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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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. NEW PRICE ADJUSTMENT!!! One or more photo(s) has been virtually staged. Welcome to this beautiful 2019 built 3-bedroom, 2-bath manufactured home located in the peaceful community of Tsala Apopka Retreats with access to the stunning Tsala Apopka Chain of Lakes — the largest freshwater lake system in Citrus County, spanning approximately 22,000 acres and 15 lakes. Perfect for boating, fishing, kayaking, and enjoying Florida’s outdoor lifestyle. Step inside to a bright open floor plan with spacious living and dining areas, ideal for entertaining or everyday comfort. The kitchen features stainless steel appliances, a brand-new refrigerator, and plenty of cabinet space. The home also includes a washer and dryer that are still under warranty, providing added value and convenience. Enjoy the Luxury vinyl flooring throughout the home for ease of cleaning (carpet in all the bedrooms). The split-bedroom layout offers privacy for the primary suite while maintaining a functional flow throughout the home. Built in 2019, the property offers modern finishes and move-in-ready condition. Enjoy the added benefit of NO HOA and NO CDD fees, giving you flexibility and affordability while living close to one of Florida’s most beautiful freshwater lake systems. Enjoy the perks of a connected community, including access to a private boat ramp, and a lakefront pavilion, offering the perfect setup for weekend gatherings and launching! Just picture yourself enjoying your morning coffee or afternoon cocktail while enjoying the water view right in your own backyard. .. .it doesn't get much better than this! Whether you're looking for a full-time residence, vacation retreat, or investment opportunity, or AirBNB, this home offers comfort, value, and access to an incredible outdoor lifestyle.

Key facts

• Lakefront pavilion
• Private boat ramp
• 0.26 acre lot

Tags

• PRIVATE BOAT RAMP
• LAKEFRONT PAVILION
• BRIGHT OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• BRAND-NEW REFRIGERATOR
• LUXURY VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $225k.

Deal economics

• At list price, monthly cash flow is $-63 ($-756/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (16.1% below list).
• Recommended offer: $189k (16.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#402 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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.
• Market conditions: 444 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($57k/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 $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 22 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $24k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $188,853 (16.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 9.9

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-40,443
• Equity at exit: $33,548

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-40,267
• Equity at exit: $19,454

Cash invested: $63,000 (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 34442

• Home prices YoY: -21.9%
• Active inventory: 444
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-63

Break-even live

Break-even rent $1,968

Max offer price $215,886

Occupancy floor 98%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-20
   soldstatus $210,000 Closed 1858-char remark

   Show marketing remark (1858 chars)

   One or more photo(s) has been virtually staged. NEW PRICE ADJUSTMENT!!! One or more photo(s) has been virtually staged. Welcome to this beautiful 2019 built 3-bedroom, 2-bath manufactured home located in the peaceful community of Tsala Apopka Retreats with access to the stunning Tsala Apopka Chain of Lakes — the largest freshwater lake system in Citrus County, spanning approximately 22,000 acres and 15 lakes. Perfect for boating, fishing, kayaking, and enjoying Florida’s outdoor lifestyle. Step inside to a bright open floor plan with spacious living and dining areas, ideal for entertaining or everyday comfort. The kitchen features stainless steel appliances, a brand-new refrigerator, and plenty of cabinet space. The home also includes a washer and dryer that are still under warranty, providing added value and convenience. Enjoy the Luxury vinyl flooring throughout the home for ease of cleaning (carpet in all the bedrooms). The split-bedroom layout offers privacy for the primary suite while maintaining a functional flow throughout the home. Built in 2019, the property offers modern finishes and move-in-ready condition. Enjoy the added benefit of NO HOA and NO CDD fees, giving you flexibility and affordability while living close to one of Florida’s most beautiful freshwater lake systems. Enjoy the perks of a connected community, including access to a private boat ramp, and a lakefront pavilion, offering the perfect setup for weekend gatherings and launching! Just picture yourself enjoying your morning coffee or afternoon cocktail while enjoying the water view right in your own backyard. .. .it doesn't get much better than this! Whether you're looking for a full-time residence, vacation retreat, or investment opportunity, or AirBNB, this home offers comfort, value, and access to an incredible outdoor lifestyle.

2. 2026-04-04
   status Pending
3. 2026-04-03
   status Pending 1858-char remark

   Show marketing remark (1858 chars)

   One or more photo(s) has been virtually staged. NEW PRICE ADJUSTMENT!!! One or more photo(s) has been virtually staged. Welcome to this beautiful 2019 built 3-bedroom, 2-bath manufactured home located in the peaceful community of Tsala Apopka Retreats with access to the stunning Tsala Apopka Chain of Lakes — the largest freshwater lake system in Citrus County, spanning approximately 22,000 acres and 15 lakes. Perfect for boating, fishing, kayaking, and enjoying Florida’s outdoor lifestyle. Step inside to a bright open floor plan with spacious living and dining areas, ideal for entertaining or everyday comfort. The kitchen features stainless steel appliances, a brand-new refrigerator, and plenty of cabinet space. The home also includes a washer and dryer that are still under warranty, providing added value and convenience. Enjoy the Luxury vinyl flooring throughout the home for ease of cleaning (carpet in all the bedrooms). The split-bedroom layout offers privacy for the primary suite while maintaining a functional flow throughout the home. Built in 2019, the property offers modern finishes and move-in-ready condition. Enjoy the added benefit of NO HOA and NO CDD fees, giving you flexibility and affordability while living close to one of Florida’s most beautiful freshwater lake systems. Enjoy the perks of a connected community, including access to a private boat ramp, and a lakefront pavilion, offering the perfect setup for weekend gatherings and launching! Just picture yourself enjoying your morning coffee or afternoon cocktail while enjoying the water view right in your own backyard. .. .it doesn't get much better than this! Whether you're looking for a full-time residence, vacation retreat, or investment opportunity, or AirBNB, this home offers comfort, value, and access to an incredible outdoor lifestyle.

4. 2026-04-01
   price $225,000

   Show marketing remark (1858 chars)

   One or more photo(s) has been virtually staged. NEW PRICE ADJUSTMENT!!! One or more photo(s) has been virtually staged. Welcome to this beautiful 2019 built 3-bedroom, 2-bath manufactured home located in the peaceful community of Tsala Apopka Retreats with access to the stunning Tsala Apopka Chain of Lakes — the largest freshwater lake system in Citrus County, spanning approximately 22,000 acres and 15 lakes. Perfect for boating, fishing, kayaking, and enjoying Florida’s outdoor lifestyle. Step inside to a bright open floor plan with spacious living and dining areas, ideal for entertaining or everyday comfort. The kitchen features stainless steel appliances, a brand-new refrigerator, and plenty of cabinet space. The home also includes a washer and dryer that are still under warranty, providing added value and convenience. Enjoy the Luxury vinyl flooring throughout the home for ease of cleaning (carpet in all the bedrooms). The split-bedroom layout offers privacy for the primary suite while maintaining a functional flow throughout the home. Built in 2019, the property offers modern finishes and move-in-ready condition. Enjoy the added benefit of NO HOA and NO CDD fees, giving you flexibility and affordability while living close to one of Florida’s most beautiful freshwater lake systems. Enjoy the perks of a connected community, including access to a private boat ramp, and a lakefront pavilion, offering the perfect setup for weekend gatherings and launching! Just picture yourself enjoying your morning coffee or afternoon cocktail while enjoying the water view right in your own backyard. .. .it doesn't get much better than this! Whether you're looking for a full-time residence, vacation retreat, or investment opportunity, or AirBNB, this home offers comfort, value, and access to an incredible outdoor lifestyle.

5. 2026-04-01
   price $225,000 1858-char remark

   Show marketing remark (1858 chars)

   One or more photo(s) has been virtually staged. NEW PRICE ADJUSTMENT!!! One or more photo(s) has been virtually staged. Welcome to this beautiful 2019 built 3-bedroom, 2-bath manufactured home located in the peaceful community of Tsala Apopka Retreats with access to the stunning Tsala Apopka Chain of Lakes — the largest freshwater lake system in Citrus County, spanning approximately 22,000 acres and 15 lakes. Perfect for boating, fishing, kayaking, and enjoying Florida’s outdoor lifestyle. Step inside to a bright open floor plan with spacious living and dining areas, ideal for entertaining or everyday comfort. The kitchen features stainless steel appliances, a brand-new refrigerator, and plenty of cabinet space. The home also includes a washer and dryer that are still under warranty, providing added value and convenience. Enjoy the Luxury vinyl flooring throughout the home for ease of cleaning (carpet in all the bedrooms). The split-bedroom layout offers privacy for the primary suite while maintaining a functional flow throughout the home. Built in 2019, the property offers modern finishes and move-in-ready condition. Enjoy the added benefit of NO HOA and NO CDD fees, giving you flexibility and affordability while living close to one of Florida’s most beautiful freshwater lake systems. Enjoy the perks of a connected community, including access to a private boat ramp, and a lakefront pavilion, offering the perfect setup for weekend gatherings and launching! Just picture yourself enjoying your morning coffee or afternoon cocktail while enjoying the water view right in your own backyard. .. .it doesn't get much better than this! Whether you're looking for a full-time residence, vacation retreat, or investment opportunity, or AirBNB, this home offers comfort, value, and access to an incredible outdoor lifestyle.

6. 2026-03-10
   listed $249,000 Active
7. 2026-03-10
   listed $249,000 Active
8. 2026-03-09
   listed $249,000 Active 1858-char remark

   Show marketing remark (1858 chars)

   One or more photo(s) has been virtually staged. NEW PRICE ADJUSTMENT!!! One or more photo(s) has been virtually staged. Welcome to this beautiful 2019 built 3-bedroom, 2-bath manufactured home located in the peaceful community of Tsala Apopka Retreats with access to the stunning Tsala Apopka Chain of Lakes — the largest freshwater lake system in Citrus County, spanning approximately 22,000 acres and 15 lakes. Perfect for boating, fishing, kayaking, and enjoying Florida’s outdoor lifestyle. Step inside to a bright open floor plan with spacious living and dining areas, ideal for entertaining or everyday comfort. The kitchen features stainless steel appliances, a brand-new refrigerator, and plenty of cabinet space. The home also includes a washer and dryer that are still under warranty, providing added value and convenience. Enjoy the Luxury vinyl flooring throughout the home for ease of cleaning (carpet in all the bedrooms). The split-bedroom layout offers privacy for the primary suite while maintaining a functional flow throughout the home. Built in 2019, the property offers modern finishes and move-in-ready condition. Enjoy the added benefit of NO HOA and NO CDD fees, giving you flexibility and affordability while living close to one of Florida’s most beautiful freshwater lake systems. Enjoy the perks of a connected community, including access to a private boat ramp, and a lakefront pavilion, offering the perfect setup for weekend gatherings and launching! Just picture yourself enjoying your morning coffee or afternoon cocktail while enjoying the water view right in your own backyard. .. .it doesn't get much better than this! Whether you're looking for a full-time residence, vacation retreat, or investment opportunity, or AirBNB, this home offers comfort, value, and access to an incredible outdoor lifestyle.

9. 2026-02-26
   historical
10. 2026-02-03
    price $259,900
11. 2026-02-02
    price $259,900
12. 2025-11-23
    price $269,900
13. 2025-10-16
    price $269,900
14. 2025-09-19
    listed $285,000 Active
15. 2022-06-03
    soldstatus $50,000
16. 2021-02-22
    soldstatus $35,000
17. 2021-01-15
    listed $45,000
18. 1982-04-01
    soldstatus $28,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $22,662
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$6,545
• Taxable loss: −$4,613
• Est. tax savings @ 24.0%: +$1,107
• After-tax cash flow: $351/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 — Hernando

• Score: 71/100
• State rank: #402
• US rank: #7137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hernando, FL
• County: Citrus County · 111,314 people
• City population: 17,281
• Metro: Homosassa Springs, FL
• Population (ZIP): 17,281
• Household income: $57,259
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 314.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2% Black 2%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 2% Tagalog/Filipino 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: ▼ -76.70%
• Current HPI: 273.3262
• 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

+650.0% since first listed

18 events — show timeline

• 2026-05-20 Sold (MLS) $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-04 Pending — HCAR
• 2026-04-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $225,000 HCAR
• 2026-04-01 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Listed $249,000 RACC
• 2026-03-10 Listed $249,000 HCAR
• 2026-03-09 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $259,900 RACC
• 2026-02-02 Price Changed $259,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-23 Price Changed $269,900 RACC
• 2025-10-16 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-19 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-03 Sold (Public Records) $50,000 Public Records
• 2021-02-22 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-15 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 1982-04-01 Sold (Public Records) $28,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $371 · +22.3% YoY. Source: county tax records.