10207 E Pike Dr · Inverness, FL 34450

$89,950

3 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 156 Days on market

Built 2001 1.01 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 +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom one bath home mobile home is in fair condition , The property is located close to schools and shopping. As you will see the property will need work. ALL INFORMATION IS DEEMED TO BE RELIABLE AND SHOULD BE CONFIRMED BY ALL PARTIES. GREAT PRICE REDUCTION.

Key facts

• Close to schools
• Close to shopping
• 1.01 acre lot

Tags

• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Zoning: CLRMH; Lot dimensions approximately 200 x 220; Lot size about 1.01 acres; Living area about 2052 square feet
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA/association

Exterior

• Parking: No parking details provided
• Security: No security features provided
• Utilities: No municipal water (none listed); Septic tank; Other utilities
• Home design: Manufactured home; Single-story (one level); East-facing
• Construction: Built with other construction materials; Metal roof; Other foundation details
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: No specified interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 4.9% in Inverness — 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 67/100 on livability (#564 in FL) — a middle-class / working-renter tenant base. Strengths: 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.
• Market conditions: 208 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $79,156 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.08% ✓
• Cap rate: 16.89%
• Cash-on-cash: 37.85%
• DSCR: 2.68
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $225,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10134 E Bass Cir	0.15mi	4/3.0 (+1)	2,263 (+10%)	6mo	$250,000	$110	62

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: 33.9%
• Equity multiple: 2.43×
• Total profit: $36,080
• Equity at exit: $13,412

10-year hold

• IRR: 40.8%
• Equity multiple: 4.84×
• Total profit: $96,827
• Equity at exit: $7,777

Cash invested: $25,186 (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 34450

• Home prices YoY: -18.7%
• Active inventory: 208
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,868 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$173 /mo · $2,071/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $794

Break-even live

Break-even rent $863

Max offer price $89,950

Occupancy floor 52%

Sensitivity live

Price	-10% $845	-5% $820	+0% $794	+5% $769	+10% $743
Rent	-10% $647	-5% $721	+0% $794	+5% $868	+10% $942
Rate	-1.0pp $840	-0.5pp $817	base $794	+0.5pp $771	+1.0pp $747

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: $22,488
• Closing costs: $2,698
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $89,950 Active 156 DOM
2. 2026-06-18
   days on market $89,950 Active 155 DOM
3. 2026-06-17
   days on market $89,950 Active 154 DOM
4. 2026-06-16
   days on market $89,950 Active 153 DOM
5. 2026-06-15
   days on market $89,950 Active 152 DOM
6. 2026-06-14
   days on market $89,950 Active 150 DOM
7. 2026-06-13
   pricedays on market $89,950 Active 149 DOM
8. 2026-06-09
   days on market $99,900 Active 146 DOM
9. 2026-06-08
   days on market $99,900 Active 145 DOM
10. 2026-06-03
    days on market $99,900 Active 140 DOM
11. 2026-06-02
    days on market $99,900 Active 139 DOM
12. 2026-06-01
    days on market $99,900 Active 138 DOM
13. 2026-05-31
    days on market $99,900 Active 137 DOM
14. 2026-05-30
    days on market $99,900 Active 136 DOM
15. 2026-04-08
    price $99,900
16. 2026-02-22
    price $113,400
17. 2026-01-22
    price $126,000
18. 2026-01-22
    status Active
19. 2026-01-16
    historical
20. 2026-01-03
    listed $79,900 Active
21. 2025-05-20
    historical
22. 2025-05-10
    listed $5,000 New

ⓘ 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: $2,071 · $173/mo
• Projected year-2 tax: $2,071 · $173/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 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: $22,422
• − Mortgage interest: −$5,039
• − Property taxes: −$2,071
• − Insurance: −$450
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$2,617
• Taxable income: $8,658
• Est. tax owed @ 24.0%: −$2,078
• After-tax cash flow: $7,454/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

• Score: 67/100
• State rank: #564
• US rank: #10791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,621
• Population (ZIP): 10,408

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 8% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% 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: ▼ -72.56%
• Current HPI: 315.9725
• 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

+1898.0% since first listed

8 events — show timeline

• 2026-04-08 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-22 Price Changed $113,400 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $126,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-03 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-20 Listing Removed — GAMLS
• 2025-05-10 Listed $5,000 GAMLS

Property tax history

+16.2%/yr

Latest (2025): $2,071 · +7.7% YoY. Source: county tax records.