None · Crystal River, FL 34428

$125,000

3 bd · 2.0 ba · 912 sqft · Manufactured · 86 Days on market

Built 1985 Good condition 0.61 ac lot Est $137k · 9% under

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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
• ARV discount +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 8110 W Rosella Court in Crystal River, a freshly renovated home sitting on over half an acre, offering space, privacy, and the freedom to truly enjoy your property. With no HOA and no deed restrictions, you have the flexibility to live how you want—whether that means extra parking, outdoor projects, or simply enjoying the added room around you. Located in the heart of Crystal River, you’ll be surrounded by some of Florida’s most unique natural attractions. Known as the Manatee Capital of the World, the area offers year-round opportunities for boating, fishing, kayaking, and exploring crystal-clear springs. Enjoy nearby waterfront dining, local shops, and easy ac

Key facts

• Over half an acre
• No hoa
• No deed restrictions

Tags

• FRESHLY RENOVATED HOME
• OVER HALF AN ACRE
• NO HOA
• NO DEED RESTRICTIONS
• NEARBY WATERFRONT DINING
• EASY ACCESS TO THE GULF

Property features AI

Finance

• Other: Approximately 0.61 acre lot (about 1/2 to less than 1 acre); Asphalt road access; Living area reported as 912 square feet; total building area reported

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank; Electricity available
• Home design: Manufactured single-wide home; Residential property; One story; North-facing
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Front screened porch; Exterior storage

Interior

• Kitchen: Range; Refrigerator; Eat-in kitchen; Kitchen open to family room
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Range; Refrigerator
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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-, schools D+, amenities 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.
• Market conditions: 320 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $1,987/mo this rent would consume 47% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

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; moderate 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.59% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.21%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $136,800
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8025 W Rosella Ct #5	0.05mi	3/2.0	940 (+3%)	1mo	$119,900	$128	91
8026 W Rosella Ct #6	0.09mi	3/2.0	902 (-1%)	7mo	$120,000	$133	88
8250 W Fairoak Ct	0.19mi	2/2.0 (-1)	864 (-5%)	1mo	$163,000	$189	76
8156 W Fairoak Ct	0.14mi	2/1.0 (-1)	784 (-14%)	16mo	$135,000	$172	48
3208 N Appaloosa Pt	0.67mi	3/2.0	792 (-13%)	6mo	$118,900	$150	42
3056 N Melody Ter	0.24mi	2/1.0 (-1)	784 (-14%)	23mo	$80,000	$102	37

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $20,561
• Equity at exit: $18,638

10-year hold

• IRR: 23.4%
• Equity multiple: 3.02×
• Total profit: $70,658
• Equity at exit: $10,808

Cash invested: $35,000 (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 34428

• Home prices YoY: -15.3%
• Active inventory: 320
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $640

Break-even live

Break-even rent $1,178

Max offer price $125,000

Occupancy floor 63%

Sensitivity live

Price	-10% $726	-5% $683	+0% $640	+5% $597	+10% $553
Rent	-10% $483	-5% $561	+0% $640	+5% $718	+10% $797
Rate	-1.0pp $703	-0.5pp $672	base $640	+0.5pp $607	+1.0pp $574

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $125,000 Active 86 DOM
2. 2026-06-18
   days on market $125,000 Active 85 DOM
3. 2026-06-17
   days on market $125,000 Active 84 DOM
4. 2026-06-16
   days on market $125,000 Active 83 DOM
5. 2026-06-15
   days on market $125,000 Active 82 DOM
6. 2026-06-14
   days on market $125,000 Active 80 DOM
7. 2026-06-13
   days on market $125,000 Active 79 DOM
8. 2026-06-09
   days on market $125,000 Active 76 DOM
9. 2026-06-08
   days on market $125,000 Active 75 DOM
10. 2026-06-07
    days on market $125,000 Active 74 DOM
11. 2026-06-03
    days on market $125,000 Active 70 DOM
12. 2026-06-02
    days on market $125,000 Active 69 DOM
13. 2026-06-01
    days on market $125,000 Active 68 DOM
14. 2026-05-31
    days on market $125,000 Active 67 DOM
15. 2026-05-30
    days on market $125,000 Active 66 DOM
16. 2026-03-25
    listed $125,000 Active

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $23,849
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$3,636
• Taxable income: $6,097
• Est. tax owed @ 24.0%: −$1,463
• After-tax cash flow: $6,214/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This freshly renovated mobile home in Crystal River, FL, offers a good condition with minimal repairs needed. It's located on a spacious lot with potential for landscaping and curb appeal improvements.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can improve curb appeal and value
• Both Landscaping and curb appeal — Improves overall aesthetic and value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping and curb appeal — Improves overall aesthetic and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-25 Listed $125,000 Stellar MLS as Distributed by MLS Grid