8015 W Fandango Ct · Crystal River, FL 34429

$172,000

4 bd · 1.5 ba · 1,344 sqft · Manufactured public records · 295 Days on market

Built 1982 0.83 ac lot Est $242k · 29% 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country Living. .. bring your CHICKENS! Charming 4-Bedroom, 1.5-Bath Home on Nearly 1 Acre in a Peaceful Country Setting, Tucked away in a quiet area yet near everything essential, this well-maintained home offers the perfect blend of rural charm and modern convenience. The property features a newer SEPTIC system, a NEWER A/C unit, a NEW WELL PUMP, and an 8x12 side deck just off the laundry room The best part is the outdoors with just under an acre of land, good for gardening, pets and chickens. A partial fence on the front and sides will connect to the back. The property features a newer septic system, a NEWER A/C unit, a NEW well pump, and an 8x12 side deck just off the laundry room—and a HUGE screened front porch cozy for morning coffee or evening relaxation. Oversized detached 3-car carport and additional sheds (2) for storage. Fenced yard located at the end of the street, very quiet. A quiet place to call home or a mini homestead, this move-in-ready. Carport 7.5 ft high, approximately 30 ft long. Country paradise—schedule your showing today!

Key facts

• New well pump
• Newer septic system
• Newer a c unit

Tags

• NEARLY 1 ACRE
• LARGE SCREENED PORCH
• NEWER SEPTIC SYSTEM
• NEWER A C UNIT
• NEW WELL PUMP
• OVERSIZED DETACHED CARPORT

Property features AI

Finance

• Other: Approximately 0.83-acre lot (private maintained dirt road, cul-de-sac, cleared, level, in county); Living area about 1,344 square feet; Contains one well and one septic; Zoned RURMH

Exterior

• Parking: Driveway; Carport with 3 spaces
• Utilities: Private well water; Septic tank; Cable available; Electricity connected
• Home design: Manufactured home, double wide; Single-story; Faces west
• Construction: Shingle roof; Crawlspace foundation; Completed condition
• Exterior features: Covered front porch; Screened porch; Awnings; Fire pit; Storage shed(s); Storage; Wire and wood fencing; Pole barn

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Window treatments; Blinds
• Laundry & utility: Laundry room inside; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath manufactured listed at $172k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $151k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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-, 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 High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 325 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 $1k of loan paydown is wiped out by about $5k 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 295 days — a 12% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $60k; list at $172k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $151,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.25% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $241,920
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4669 N Mandrake Pt	0.12mi	3/2.0 (-1)	1,248 (-7%)	1mo	$230,000	$184	74
4488 N Elm Dr	0.18mi	3/2.0 (-1)	1,248 (-7%)	3mo	$131,000	$105	70
4291 N Mandrake Pt	0.33mi	3/2.0 (-1)	1,512 (+12%)	4mo	$160,000	$106	54
5111 N Elm Pt #1	0.50mi	3/2.0 (-1)	1,142 (-15%)	12mo	$205,000	$180	34

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-16,074
• Equity at exit: $25,646

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,851
• Equity at exit: $14,871

Cash invested: $48,160 (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 34429

• Home prices YoY: -17.8%
• Active inventory: 325
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,155 medium
• Mortgage (P&I): −$902
• Tax from tax record: −$120 /mo · $1,446/yr
• Insurance: −$72
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $182

Break-even live

Break-even rent $1,925

Max offer price $172,000

Occupancy floor 87%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-31
   days on market $172,000 Active 295 DOM
2. 2026-05-30
   days on market $172,000 Active 294 DOM
3. 2026-04-09
   price $172,000 1075-char remark

   Show marketing remark (1075 chars)

   Country Living. .. bring your CHICKENS! Charming 4-Bedroom, 1.5-Bath Home on Nearly 1 Acre in a Peaceful Country Setting, Tucked away in a quiet area yet near everything essential, this well-maintained home offers the perfect blend of rural charm and modern convenience. The property features a newer SEPTIC system, a NEWER A/C unit, a NEW WELL PUMP, and an 8x12 side deck just off the laundry room The best part is the outdoors with just under an acre of land, good for gardening, pets and chickens. A partial fence on the front and sides will connect to the back. The property features a newer septic system, a NEWER A/C unit, a NEW well pump, and an 8x12 side deck just off the laundry room—and a HUGE screened front porch cozy for morning coffee or evening relaxation. Oversized detached 3-car carport and additional sheds (2) for storage. Fenced yard located at the end of the street, very quiet. A quiet place to call home or a mini homestead, this move-in-ready. Carport 7.5 ft high, approximately 30 ft long. Country paradise—schedule your showing today!

4. 2026-04-09
   price $172,000

   Show marketing remark (1075 chars)

   Country Living. .. bring your CHICKENS! Charming 4-Bedroom, 1.5-Bath Home on Nearly 1 Acre in a Peaceful Country Setting, Tucked away in a quiet area yet near everything essential, this well-maintained home offers the perfect blend of rural charm and modern convenience. The property features a newer SEPTIC system, a NEWER A/C unit, a NEW WELL PUMP, and an 8x12 side deck just off the laundry room The best part is the outdoors with just under an acre of land, good for gardening, pets and chickens. A partial fence on the front and sides will connect to the back. The property features a newer septic system, a NEWER A/C unit, a NEW well pump, and an 8x12 side deck just off the laundry room—and a HUGE screened front porch cozy for morning coffee or evening relaxation. Oversized detached 3-car carport and additional sheds (2) for storage. Fenced yard located at the end of the street, very quiet. A quiet place to call home or a mini homestead, this move-in-ready. Carport 7.5 ft high, approximately 30 ft long. Country paradise—schedule your showing today!

5. 2026-03-02
   listed $179,000 Active 1075-char remark

   Show marketing remark (1075 chars)

   Country Living. .. bring your CHICKENS! Charming 4-Bedroom, 1.5-Bath Home on Nearly 1 Acre in a Peaceful Country Setting, Tucked away in a quiet area yet near everything essential, this well-maintained home offers the perfect blend of rural charm and modern convenience. The property features a newer SEPTIC system, a NEWER A/C unit, a NEW WELL PUMP, and an 8x12 side deck just off the laundry room The best part is the outdoors with just under an acre of land, good for gardening, pets and chickens. A partial fence on the front and sides will connect to the back. The property features a newer septic system, a NEWER A/C unit, a NEW well pump, and an 8x12 side deck just off the laundry room—and a HUGE screened front porch cozy for morning coffee or evening relaxation. Oversized detached 3-car carport and additional sheds (2) for storage. Fenced yard located at the end of the street, very quiet. A quiet place to call home or a mini homestead, this move-in-ready. Carport 7.5 ft high, approximately 30 ft long. Country paradise—schedule your showing today!

6. 2026-01-16
   price $179,000
7. 2026-01-16
   price $179,000
8. 2025-11-05
   price $199,000
9. 2025-11-05
   price $199,000
10. 2025-09-02
    price $219,000
11. 2025-09-02
    price $219,000
12. 2025-08-09
    listed $249,000 Active
13. 2007-03-05
    soldstatus $60,000
14. 2007-02-14
    soldstatus $60,000
15. 2006-10-23
    listed $67,500
16. 2000-10-05
    soldstatus $38,000
17. 2000-04-28
    soldstatus $25,000
18. 1988-01-01
    soldstatus $39,900

ⓘ 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: $1,446 · $120/mo
• Projected year-2 tax: $1,446 · $120/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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 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: $25,856
• − Mortgage interest: −$9,635
• − Property taxes: −$1,446
• − Insurance: −$5,978
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$5,004
• Taxable loss: −$343
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $2,261/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

• City population: 10,163
• Population (ZIP): 9,494

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% Black 5% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -58.92%
• Current HPI: 271.3171
• Rent YoY: —
• Metro: —
• 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

+331.1% since first listed

16 events — show timeline

• 2026-04-09 Price Changed $172,000 RACC
• 2026-04-09 Price Changed $172,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Listed $179,000 RACC
• 2026-01-16 Price Changed $179,000 RACC
• 2026-01-16 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $199,000 RACC
• 2025-11-05 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-02 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-02 Price Changed $219,000 RACC
• 2025-08-09 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-05 Sold (Public Records) $60,000 Public Records
• 2007-02-14 Sold (MLS) $60,000 RACC
• 2006-10-23 Listed $67,500 RACC
• 2000-10-05 Sold (Public Records) $38,000 Public Records
• 2000-04-28 Sold (Public Records) $25,000 Public Records
• 1988-01-01 Sold (Public Records) $39,900 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,446 · +13.7% YoY. Source: county tax records.