6973 N Carl G Rose Hwy · Hernando, FL 34442

$85,000

1 bd · 1.0 ba · 510 sqft · Manufactured public records · 154 Days on market

Built 1963 0.43 ac lot Est $59k · 45% over ↓ 14% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Great Investment Property! This move in ready Mobile Home with split floor plan 2/1.5 , Full Kitchen with small dining area , Living Room, Laundry with Washer, a Large Screened in Front Porch, carport, Shed, property is . 43 of an acre located in a small rural community right off HWY 200 paved road. Just minutes from Hospitals, Walmart, Mall , Dinning , Rainbow River Springs. Lots of recreational parks with trails for walking, biking, fishing, kayaking, Boating and much more!!

Key facts

• Trails for biking
• Trails for walking
• Full kitchen

Tags

• FULL KITCHEN
• LARGE SCREENED IN FRONT PORCH
• RECREATIONAL PARKS
• TRAILS FOR WALKING
• TRAILS FOR BIKING
• FISHING

Property features AI

Finance

• Other: Lot is paved; Lot acreage between 1/4 and less than 1/2 acre (approx. 0.43 acres); Public records list 510 sq ft living area and 939 sq ft building area; Property type: Residential - Mobile Home; Number of wells: 1; Number of septics: 1

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank; Cable available; Electricity connected; Phone available
• Home design: Residential mobile home (single wide); One story; Faces west
• Construction: Metal frame with metal siding; Metal roof; Other foundation
• Exterior features: Front porch (screened); Awning(s); Exterior lighting; Shed(s)

Interior

• Kitchen: Convection oven; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen
• Laundry & utility: Laundry located outside; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 5.6% in Hernando — 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 (#402 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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: Central Ridge Elementary School (math 41% / reading 44%, grade F, #1,383 of 2,144 statewide, top 65%, 723 students, 64% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 444 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 $588 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.49% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.49%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $58,650
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6881 N Charles Ter	0.08mi	1/1.0	540 (+6%)	18mo	$62,000	$115	71

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: 16.6%
• Equity multiple: 1.67×
• Total profit: $15,891
• Equity at exit: $12,674

10-year hold

• IRR: 25.1%
• Equity multiple: 3.19×
• Total profit: $52,005
• Equity at exit: $7,349

Cash invested: $23,800 (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 34442

• Home prices YoY: -21.9%
• Active inventory: 444
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $466

Break-even live

Break-even rent $681

Max offer price $85,000

Occupancy floor 58%

Sensitivity live

Price	-10% $514	-5% $490	+0% $466	+5% $442	+10% $418
Rent	-10% $366	-5% $416	+0% $466	+5% $516	+10% $566
Rate	-1.0pp $509	-0.5pp $488	base $466	+0.5pp $444	+1.0pp $422

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $85,000 Active 154 DOM
2. 2026-06-18
   days on market $85,000 Active 153 DOM
3. 2026-06-17
   days on market $85,000 Active 152 DOM
4. 2026-06-16
   days on market $85,000 Active 151 DOM
5. 2026-06-15
   days on market $85,000 Active 150 DOM
6. 2026-06-14
   days on market $85,000 Active 148 DOM
7. 2026-06-13
   days on market $85,000 Active 147 DOM
8. 2026-06-09
   days on market $85,000 Active 144 DOM
9. 2026-06-08
   days on market $85,000 Active 143 DOM
10. 2026-06-03
    days on market $85,000 Active 138 DOM
11. 2026-06-02
    days on market $85,000 Active 137 DOM
12. 2026-06-01
    days on market $85,000 Active 136 DOM
13. 2026-05-31
    days on market $85,000 Active 135 DOM
14. 2026-05-30
    days on market $85,000 Active 134 DOM
15. 2026-03-06
    price $85,000
16. 2026-01-16
    listed $99,000 Active

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$25/yr (+$2/mo · 3.7%)

ⓘ 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 ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,248
• − Mortgage interest: −$4,761
• − Property taxes: −$680
• − Insurance: −$425
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$2,473
• Taxable income: $4,469
• Est. tax owed @ 24.0%: −$1,072
• After-tax cash flow: $4,519/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 — Hernando

• Score: 71/100
• State rank: #402
• US rank: #7137

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

• Census place: Hernando, FL
• County: Citrus County · 111,314 people
• City population: 17,281
• Metro: Homosassa Springs, FL
• Population (ZIP): 17,281
• Household income: $57,259
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 314.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2% Black 2%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 2% 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: ▼ -76.70%
• Current HPI: 273.3262
• 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

-14.1% since first listed

2 events — show timeline

• 2026-03-06 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listed $99,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2025): $680 · +10.1% YoY. Source: county tax records.