5041 W Rolling View Pl · Homosassa Springs, FL 34461

$165,000

3 bd · 2.0 ba · 1,784 sqft · Manufactured public records · 5 Days on market

Built 1985 0.99 ac lot Est $164k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.3/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on nearly one acre in a peaceful Lecanto location, this well-maintained 3-bedroom, 2-bath residence offers 1,784 square feet of comfortable living space with a functional and open layout. Built in 1985, the home features a welcoming fireplace, new A/C in 2023, metal roof in 2013, covered carport parking, and multiple outbuildings great for storage, a workshop, or hobby space. The expansive lot provides exceptional privacy and ample room for outdoor living, gardening, RV or boat parking, or future enhancements. This location delivers a desirable rural atmosphere while remaining convenient to shopping, dining, medical facilities, and major roadways, making it an excellent opportunity

Key facts

• Metal roof
• New a/c
• Welcoming fireplace

Tags

• WELCOMING FIREPLACE
• NEW A/C
• METAL ROOF
• COVERED CARPORT PARKING
• MULTIPLE OUTBUILDINGS
• EXCEPTIONAL PRIVACY

Property features AI

Exterior

• Parking: 2 parking spaces total; 1-car garage; Attached carport; Detached parking options; Driveway; Concrete surfaces
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured double-wide home; Single-level (one story); Residential property in Cinnamon Ridge subdivision
• Construction: Metal roof
• Exterior features: Level lot; Paved road access; No pool

Interior

• Kitchen: Gas oven and gas range; Microwave; Refrigerator; Dishwasher not listed
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Gas fireplace; Gas oven and gas range; Microwave; Refrigerator; Water heater
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 11.7% vs local median 5.9% in Homosassa Springs — 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 71/100 on livability (#391 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime 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: Rock Crusher Elementary School (math 70% / reading 56%, grade B, #582 of 2,144 statewide, top 28%, 665 students, 68% 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: 199 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($63k/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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $53k; list at $165k implies a 211% 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.32% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.19%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $164,128
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5041 W Rolling View Pl	0.00mi	3/2.0	1,784 (0%)	0mo	$165,000	$92	100
5042 W Southern St	0.07mi	4/2.0 (+1)	1,890 (+6%)	7mo	$135,000	$71	76
5246 W Shaker Pl	0.23mi	3/2.0	1,568 (-12%)	14mo	$249,000	$159	58

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $20,262
• Equity at exit: $24,602

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $77,980
• Equity at exit: $14,266

Cash invested: $46,200 (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 34461

• Home prices YoY: -10.2%
• Active inventory: 199
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,176 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $739

Break-even live

Break-even rent $1,241

Max offer price $165,000

Occupancy floor 61%

Sensitivity live

Price	-10% $832	-5% $786	+0% $739	+5% $692	+10% $646
Rent	-10% $567	-5% $653	+0% $739	+5% $825	+10% $911
Rate	-1.0pp $822	-0.5pp $781	base $739	+0.5pp $696	+1.0pp $653

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 N Pizarro Pt Lecanto, FL	2.0	2.0	2011	$2,395	$1.19	23d	1	0.49mi
5085 W Kristina Loop Lecanto, FL	2.0	2.0	1227	$1,800	$1.47	23d	1	0.57mi
271 N Lombardy Pt Lecanto, FL	2.0	2.0	1809	$1,500	$0.83	23d	1	0.75mi

Listing history 4 events

1. 2026-05-24
   status Pending
2. 2026-05-19
   listed $165,000 Active
3. 2004-02-19
   soldstatus $53,000
4. 2002-09-23
   soldstatus $50,000

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$817/yr (+$68/mo · 147.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $26,112
• − Mortgage interest: −$9,243
• − Property taxes: −$552
• − Insurance: −$825
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$4,800
• Taxable income: $6,514
• Est. tax owed @ 24.0%: −$1,563
• After-tax cash flow: $7,304/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 Springs

• Score: 71/100
• State rank: #391
• US rank: #6877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homosassa Springs, FL
• County: Citrus County · 111,314 people
• Metro: Homosassa Springs, FL
• Population (ZIP): 13,377
• Household income: $63,418
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 41.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 95% 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: ▼ -29.48%
• Current HPI: 258.0866
• 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

+230.0% since first listed

4 events — show timeline

• 2026-05-24 Pending — RACC
• 2026-05-19 Listed $165,000 RACC
• 2004-02-19 Sold (Public Records) $53,000 Public Records
• 2002-09-23 Sold (Public Records) $50,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $552 · +13.3% YoY. Source: county tax records.