11838 SE 99th Ct · Silver Springs Shores, FL 34420

$105,000

2 bd · 2.5 ba · 672 sqft · Manufactured public records · 34 Days on market

Built 1973 7,405 sqft lot $156/sqft · 110% above area

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Why this score? — see what drove the C+ 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell! Great Investment property and a great chance to get a deal on a home that extends the opportunity of your TLC. PLEASE DO NOT DISTURB OCCUPANT OF THIS PROPERTY. This is an assignment of contract.

Key facts

• Modern cabinetry
• New flooring
• Granite countertops

Tags

• NEW INSULATION
• NEW FLOORING
• MODERN CABINETRY
• GRANITE COUNTERTOPS
• BUILT-IN ELECTRIC FIREPLACE
• FENCED BACKYARD

Property features AI

Finance

• Other: Zoned R4; Lot approximately 0.17 acre (75 x 100); One well and one septic on property
• HOA & community: No association indicated

Exterior

• Parking: Paved driveway access
• Utilities: Well water; Septic tank; Cable available; Electricity connected
• Home design: Residential mobile home (single wide); One story; North-facing
• Construction: Metal siding; Other roof; Built as completed (mobile home); Crawlspace foundation
• Exterior features: Covered screened patio; Patio; Shed(s); Workshop; Cleared lot; Paved road

Interior

• Kitchen: Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Crawlspace foundation (interior access noted)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Ductless heating; Central air conditioning; Wall/window unit(s)
• Interior features: Ceiling fans; Eat-in kitchen; Split bedroom layout; Thermostat; Window treatments; Storm windows; Electric fireplace
• Laundry & utility: Washer; Dryer; Laundry in unit (other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.7% in Silver Springs Shores — 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 68/100 on livability (#527 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment D, amenities F.
• Marion (rural): math 42% / reading 43% proficiency, ranked #61 of 73 in FL (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Emerald Shores Elementary School (math 30% / reading 34%, grade F, #1,797 of 2,144 statewide, top 86%, 666 students, 74% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Marion average; the district grade overstates school quality for this exact location.
• Market conditions: 357 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $54k; list at $105k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (median comp): $50,000
• List price: $105,000
• Delta: 110.00%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-605
• Equity at exit: $15,656

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $20,586
• Equity at exit: $9,078

Cash invested: $29,400 (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 34420

• Home prices YoY: -32.8%
• Active inventory: 357
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $258

Break-even live

Break-even rent $869

Max offer price $105,000

Occupancy floor 73%

Sensitivity live

Price	-10% $317	-5% $287	+0% $258	+5% $228	+10% $198
Rent	-10% $163	-5% $211	+0% $258	+5% $305	+10% $352
Rate	-1.0pp $311	-0.5pp $284	base $258	+0.5pp $231	+1.0pp $203

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11709 SE 99th Ct Belleview, FL	2.0	1.0	720	$1,195	$1.66	14d	1	0.15mi

Listing history 21 events

1. 2026-06-18
   days on market $105,000 Active 34 DOM
2. 2026-06-17
   days on market $105,000 Active 33 DOM
3. 2026-06-16
   days on market $105,000 Active 32 DOM
4. 2026-06-15
   days on market $105,000 Active 31 DOM
5. 2026-06-14
   days on market $105,000 Active 29 DOM
6. 2026-06-13
   days on market $105,000 Active 28 DOM
7. 2026-06-10
   days on market $105,000 Active 26 DOM
8. 2026-06-09
   days on market $105,000 Active 25 DOM
9. 2026-06-08
   days on market $105,000 Active 24 DOM
10. 2026-06-07
    days on market $105,000 Active 23 DOM
11. 2026-06-03
    days on market $105,000 Active 19 DOM
12. 2026-06-02
    days on market $105,000 Active 18 DOM
13. 2026-06-01
    days on market $105,000 Active 17 DOM
14. 2026-05-31
    days on market $105,000 Active 16 DOM
15. 2026-05-30
    days on market $105,000 Active 15 DOM
16. 2026-05-15
    listed $105,000 Active 852-char remark
17. 2024-06-28
    soldstatus $53,500 Closed 210-char remark

    Show marketing remark (210 chars)

    Priced to sell! Great Investment property and a great chance to get a deal on a home that extends the opportunity of your TLC. PLEASE DO NOT DISTURB OCCUPANT OF THIS PROPERTY. This is an assignment of contract.

18. 2024-05-15
    status Pending 210-char remark

    Show marketing remark (210 chars)

    Priced to sell! Great Investment property and a great chance to get a deal on a home that extends the opportunity of your TLC. PLEASE DO NOT DISTURB OCCUPANT OF THIS PROPERTY. This is an assignment of contract.

19. 2024-05-07
    price $53,500 210-char remark

    Show marketing remark (210 chars)

    Priced to sell! Great Investment property and a great chance to get a deal on a home that extends the opportunity of your TLC. PLEASE DO NOT DISTURB OCCUPANT OF THIS PROPERTY. This is an assignment of contract.

20. 2024-05-03
    listed $59,000 Active 210-char remark

    Show marketing remark (210 chars)

    Priced to sell! Great Investment property and a great chance to get a deal on a home that extends the opportunity of your TLC. PLEASE DO NOT DISTURB OCCUPANT OF THIS PROPERTY. This is an assignment of contract.

21. 1984-05-01
    soldstatus $17,000

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,103 · $92/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 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,340
• − Mortgage interest: −$5,882
• − Property taxes: −$1,103
• − Insurance: −$525
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$3,055
• Taxable income: $1,481
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $2,737/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: Marion
• NCES district ID: 1201260
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $40,015
• Composite: 35.61/100
• National rank: #4890
• State rank: #61 of 73 in FL

Livability — Silver Springs Shores

• Score: 68/100
• State rank: #527
• US rank: #9854

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

• City population: 34,665
• Population (ZIP): 19,167

Population outlook (Marion County) Hauer SSP2

• Today (2025): 365,905 people
• By 2030: 376,768 · +3.0%
• By 2040: 396,555 · +8.4%
• By 2050: 412,723 · +12.8%
• By 2075: 446,090 · +21.9%
• By 2100: 436,193 · +19.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 10% Black 1%
• Hispanic origin (detail): Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 4% Iranian 2% Romanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.6) · D 33.8% · R 65.5%
• 2008→2024 swing: -20.0pp toward R · 2008: -11.6pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+25.9 2016: R+26.2 2012: R+16.2 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.90%
• Current HPI: 247.3176
• 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

+517.6% since first listed

6 events — show timeline

• 2026-05-15 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-28 Sold (MLS) $53,500 Stellar MLS as Distributed by MLS Grid
• 2024-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-07 Price Changed $53,500 Stellar MLS as Distributed by MLS Grid
• 2024-05-03 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 1984-05-01 Sold (Public Records) $17,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $1,103 · +265.4% YoY. Source: county tax records.