5716 S Greenfield Ter · Homosassa Springs, FL 34446

$225,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 8 Days on market

Built 1999 0.59 ac lot Est $215k · at est.

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Why this score? — see what drove the D 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 +16.8/30.0
• ARV discount +5.3/15.0
• DSCR +5.2/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this extensively renovated 4-bedroom, 2-bath home situated on over a half-acre in the heart of Homosassa. Combining quality updates, major improvements, and exceptional outdoor living space, this move-in-ready property is an opportunity you don't want to miss. Inside, nearly every surface has been refreshed. The home showcases a fully renovated kitchen featuring updated cabinetry, new countertops, timeless backsplash, a new sink, and a complete suite of brand-new appliances, including the refrigerator, oven, and dishwasher. Both bathrooms have been thoughtfully updated with new showers and toilets, while one bathroom features a new vanity and the primary bathroom vanity has been tastefully refinished. Fresh interior paint and all-new flooring complete the transformation, with plush carpeting in the living areas and bedrooms and durable vinyl flooring in the kitchen, laundry room, and bathrooms. A brand-new washer and dryer are also included, allowing the next owner to move right in and start enjoying the home from day one. Beyond the cosmetic improvements, the major components have already been addressed. The Roof was replaced in 2020, Hot Water Heater replaced 2026, the A/C was installed in 2012, the septic system and drainfield were replaced approximately in 2023, and the septic was pumped in May of 2026. The fully fenced backyard, with mature trees, provides a peaceful setting with plenty of room to enjoy. Whether you're entertaining guests, unwinding outdoors after a long day, or planning future additions such as a pool, garden, or expanded outdoor living area, this versatile space offers the freedom to make it your own. A storage shed provides added storage, while the brand-new front deck, circular driveway, and fresh landscaping create a warm welcome and impressive curb appeal. Located in one of Florida's most beloved Nature Coast communities, Homosassa offers a lifestyle unlike any other. Known for its crystal-clear springs, world-famous manatee encounters, waterfront restaurants, boating, fishing, kayaking, and easy access to the Gulf of Mexico, residents enjoy the perfect blend of natural beauty and small-town charm. Despite its laid-back atmosphere, everyday conveniences, shopping, medical facilities, and major roadways remain within easy reach. This property presents an exceptional opportunity; simply move in, unpack, and start enjoying the Florida lifestyle you've been dreaming of.

Key facts

• New appliances
• Updated bathrooms
• New countertops

Tags

• EXTENSIVELY RENOVATED
• FULLY RENOVATED KITCHEN
• NEW COUNTERTOPS
• NEW APPLIANCES
• UPDATED BATHROOMS
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: Property is residential, zoned RURMH
• HOA & community: No association

Exterior

• Utilities: Electricity connected; Water connected (well); Septic tank sewer
• Home design: Manufactured double wide home; One story; East-facing
• Construction: Vinyl siding; Shingle roof; Built on crawlspace
• Exterior features: Lot roughly 0.59 acre (approximately 127 x 205 feet); Paved road access; Exterior lighting; Private mailbox; Chain link and vinyl fencing; Well water service; Septic tank

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Crawlspace foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (11.4% below list).
• Recommended offer: $199k (11.4% below list) — sets the bar for 1% rule.

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: Lecanto Primary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 820 students, 63% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 582 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 ($59k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $85k; list at $225k implies a 165% 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; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,316 (11.4% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $214,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5738 W Sandstone Ct	0.17mi	3/2.0	1,380 (-4%)	2mo	$87,000	$63	84
5624 S Dunromin Pt	0.36mi	3/2.0	1,431 (-1%)	6mo	$225,000	$157	76
5292 S Bayliner St	0.48mi	3/2.0	1,404 (-2%)	1mo	$170,000	$121	73
5800 S Greenfield Ter	0.08mi	3/2.0	1,269 (-12%)	4mo	$199,900	$158	73
5510 S Delilah Pt	0.21mi	3/2.0	1,288 (-11%)	8mo	$169,500	$132	66
6329 & 6355 S Canna Lily Ave	0.65mi	2/2.0 (-1)	1,485 (+3%)	0mo	$334,000	$225	59
5317 S Bayliner Pt	0.42mi	3/2.0	1,616 (+12%)	1mo	$173,000	$107	59
6237 S Gross Ave	0.71mi	3/2.0	1,488 (+3%)	7mo	$245,000	$165	56
5442 S Glenn Acres Ter	0.44mi	4/2.0 (+1)	1,344 (-7%)	10mo	$200,000	$149	55
5341 S Oldfield Ave	0.48mi	4/3.0 (+1)	1,484 (+3%)	11mo	$89,000	$60	54
5174 S Oldfield Ave	0.62mi	3/2.0	1,620 (+12%)	1mo	$335,000	$207	49
6180 W Nielsen Ct	0.54mi	3/2.0	1,248 (-13%)	12mo	$180,000	$144	43

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-27,337
• Equity at exit: $33,548

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-12,187
• Equity at exit: $19,454

Cash invested: $63,000 (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 34446

• Home prices YoY: -10.4%
• Active inventory: 582
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$157 /mo · $1,884/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $144

Break-even live

Break-even rent $1,811

Max offer price $225,000

Occupancy floor 88%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $225,000 Active 8 DOM
2. 2026-06-18
   days on market $225,000 Active 7 DOM
3. 2026-06-17
   days on market $225,000 Active 6 DOM
4. 2026-06-16
   days on market $225,000 Active 5 DOM
5. 2026-06-15
   days on market $225,000 Active 4 DOM
6. 2026-06-14
   days on market $225,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $225,000 Active 1 DOM

ⓘ 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: $1,884 · $157/mo
• Projected year-2 tax: $1,884 · $157/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥108°F today · 21 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: $23,918
• − Mortgage interest: −$12,603
• − Property taxes: −$1,884
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$6,545
• Taxable loss: −$2,067
• Est. tax savings @ 24.0%: +$496
• After-tax cash flow: $2,223/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): 19,102
• Household income: $58,802
• Rent vs Own: 6.9% rent · 93.1% own
• Severe rent burden: 121.0

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% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -32.11%
• Current HPI: 277.2576
• 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

+216.9% since first listed

4 events — show timeline

• 2026-06-11 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-06-11 Listed $225,000 RACC
• 2005-11-03 Sold (Public Records) $85,000 Public Records
• 2001-09-06 Sold (Public Records) $71,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,884 · +5.9% YoY. Source: county tax records.