8975 W Halls River Rd · Homosassa, FL 34448

$85,700

2 bd · 2.0 ba · 918 sqft · Other public records · 26 Days on market

Built 2023

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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 +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PURCHASE A HOME BEFORE THE END OF APRIL & amp; WE WILL MATCH YOUR DOWN PAYMENT - MAXIMUM MATCH OF $2000.00 OFF LISTING PRICE AND FIRST 6 MONTHS OF FREE LOT RENT!!!! WHY NOT LIVE IN A BRAND NEW 2023 Scotbilt (Champion) Mobile Home AT THE RESERVES OF HOMOSASSA SPRINGS! 55+ COMMUNITY - SEVERAL TO CHOOSE FROM. Homes size are 28 x 36 (1008sqft) or 24 x 44 (1056sqft) with different floor plans and front porches. Home features front porch to sit enjoying Florida Mornings with coffee or quiet evening. The home comes with Textured Walls and decorative ceilings. Ceiling fans and recessed lighting. Walls are beautifully painted. Beautiful wood style Linoleum flooring for easy clean up. Baseboard m

Key facts

• Decorative ceilings
• Textured walls
• Front porch

Tags

• FRONT PORCH
• TEXTURED WALLS
• DECORATIVE CEILINGS
• CEILING FANS
• RECESSED LIGHTING
• WOOD STYLE LINOLEUM FLOORING

Property features AI

Exterior

• Home design: House
• Construction: Living area approximately 1,100 sq ft
• Exterior features: Lot approximately 1,100 sq ft

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $86k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 1.7% in Homosassa — 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 62/100 on livability (#749 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+; Watch: health & safety C-, employment 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.
• Zoned schools: Homosassa Elementary School (math 62% / reading 47%, grade C, #892 of 2,144 statewide, top 44%, 411 students, 78% FRL); Crystal River Middle School (math 49% / reading 47%, grade C-, #286 of 571 statewide, top 50%, 900 students, 64% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 311 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($46k/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 $593 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,414 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.81% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.53%
• DSCR: 2.45
• GRM: 4.6

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $657
• Equity at exit: $12,778

10-year hold

• IRR: 10.6%
• Equity multiple: 1.84×
• Total profit: $20,063
• Equity at exit: $7,410

Cash invested: $23,996 (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 34448

• Home prices YoY: -26.1%
• Active inventory: 311
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$449
• Tax from tax record: −$91 /mo · $1,086/yr
• Insurance: −$36
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $224

Break-even live

Break-even rent $1,269

Max offer price $85,700

Occupancy floor 81%

Sensitivity live

Price	-10% $273	-5% $248	+0% $224	+5% $200	+10% $176
Rent	-10% $101	-5% $163	+0% $224	+5% $285	+10% $347
Rate	-1.0pp $267	-0.5pp $246	base $224	+0.5pp $202	+1.0pp $179

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: $21,425
• Closing costs: $2,571
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $85,700 Active 26 DOM
2. 2026-06-19
   days on market $85,700 Active 24 DOM
3. 2026-06-18
   days on market $85,700 Active 23 DOM
4. 2026-06-17
   days on market $85,700 Active 22 DOM
5. 2026-06-16
   days on market $85,700 Active 21 DOM
6. 2026-06-15
   days on market $85,700 Active 20 DOM
7. 2026-06-14
   days on market $85,700 Active 18 DOM
8. 2026-06-13
   days on market $85,700 Active 17 DOM
9. 2026-06-09
   days on market $85,700 Active 14 DOM
10. 2026-06-08
    days on market $85,700 Active 13 DOM
11. 2026-06-03
    days on market $85,700 Active 8 DOM
12. 2026-06-02
    days on market $85,700 Active 7 DOM
13. 2026-06-01
    days on market $85,700 Active 6 DOM
14. 2026-05-31
    days on market $85,700 Active 5 DOM
15. 2026-05-30
    days on market $85,700 Active 4 DOM
16. 2025-10-30
    listed $39,000 Active
17. 2021-12-28
    soldstatus $8,500,000

ⓘ 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: $1,086 · $91/mo
• Projected year-2 tax: $1,086 · $91/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $18,626
• − Mortgage interest: −$4,801
• − Property taxes: −$1,086
• − Insurance: −$5,547
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$2,493
• Taxable income: $1,719
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,276/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 — Homosassa

• Score: 62/100
• State rank: #749
• US rank: #16240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Citrus County · 111,314 people
• City population: 29,919
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,817
• Household income: $45,916
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 113.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -110.27%
• Current HPI: 312.4302
• 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

-99.5% since first listed

2 events — show timeline

• 2025-10-30 Listed $39,000 ForSaleByOwner.com
• 2021-12-28 Sold (Public Records) $8,500,000 Public Records

Property tax history

+27.7%/yr

Latest (2025): $1,086 · +2.9% YoY. Source: county tax records.