55045 6th St · Astor, FL 32102

$175,000

2 bd · 1.0 ba · 1,188 sqft · Manufactured public records · 259 Days on market

Built 1972 0.31 ac lot Est $160k · 9% over ↓ 3% 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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +6.3/10.0
• Appreciation +6.0/10.0
• Schools +4.2/10.0
• ARV discount +3.4/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a wonderful winter retreat at a wonderful price? This 3 bedroom 2 bath mobile home has been completely redone and is fully furnished! Just bring your suitcase! Brand New HVAC unit Jan 2025 with transferable warranty. The home has a metal roof, the interior is all drywall with tile and laminate flooring, spacious kitchen, and a huge living room. This home has a large screened back porch for entertaining the neighbors, a large shed for tools and equipment, and a oversized corner lot.

Key facts

• Brand new hvac unit
• Durable metal roof
• Laminate flooring

Tags

• FULLY FURNISHED
• BRAND NEW HVAC UNIT
• DURABLE METAL ROOF
• DRYWALL INTERIOR
• STYLISH TILE FLOORING
• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#613 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Lake (suburban): math 49% / reading 50% proficiency, ranked #37 of 73 in FL (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Umatilla Elementary School (math 59% / reading 56%, grade C+, #764 of 2,144 statewide, top 36%, 660 students, 55% FRL); Umatilla High School (math 24% / reading 29%, grade F, #489 of 667 statewide, top 74%, 861 students, 51% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 77 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k appreciation (1.9% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 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 1972 — 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. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $160,380
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55045 6th St	0.00mi	3/2.0 (+1)	1,188 (0%)	1mo	$160,000	$135	90
24326 Maxwell St	0.34mi	3/2.0 (+1)	1,056 (-11%)	2mo	$52,000	$49	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.83×
• Total profit: $40,655
• Equity at exit: $68,561

10-year hold

• IRR: 17.9%
• Equity multiple: 3.37×
• Total profit: $116,253
• Equity at exit: $98,375

Cash invested: $49,000 (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 32102

• Home prices YoY: 0.8%
• Active inventory: 77
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,976 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $457

Break-even live

Break-even rent $1,397

Max offer price $175,000

Occupancy floor 72%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24048 Ermine Rd Astor, FL	2.0	2.0	728	$1,450	$1.99	4d	1	0.89mi
56314 Blue Creek Rd Astor, FL	3.0	2.0	1248	$2,500	$2.00	17d	1	1.37mi

Listing history 9 events

1. 2026-04-15
   status Pending
2. 2026-03-30
   status Active
3. 2026-03-28
   historical
4. 2026-03-03
   price $175,000
5. 2025-07-28
   listed $190,000 Active
6. 2025-03-06
   soldstatus $180,000
7. 2025-03-03
   soldstatus $180,000 Closed 498-char remark

   Show marketing remark (498 chars)

   Looking for a wonderful winter retreat at a wonderful price? This 3 bedroom 2 bath mobile home has been completely redone and is fully furnished! Just bring your suitcase! Brand New HVAC unit Jan 2025 with transferable warranty. The home has a metal roof, the interior is all drywall with tile and laminate flooring, spacious kitchen, and a huge living room. This home has a large screened back porch for entertaining the neighbors, a large shed for tools and equipment, and a oversized corner lot.

8. 2025-02-12
   status Pending 498-char remark

   Show marketing remark (498 chars)

   Looking for a wonderful winter retreat at a wonderful price? This 3 bedroom 2 bath mobile home has been completely redone and is fully furnished! Just bring your suitcase! Brand New HVAC unit Jan 2025 with transferable warranty. The home has a metal roof, the interior is all drywall with tile and laminate flooring, spacious kitchen, and a huge living room. This home has a large screened back porch for entertaining the neighbors, a large shed for tools and equipment, and a oversized corner lot.

9. 2025-01-22
   listed $180,000 Active 498-char remark

   Show marketing remark (498 chars)

   Looking for a wonderful winter retreat at a wonderful price? This 3 bedroom 2 bath mobile home has been completely redone and is fully furnished! Just bring your suitcase! Brand New HVAC unit Jan 2025 with transferable warranty. The home has a metal roof, the interior is all drywall with tile and laminate flooring, spacious kitchen, and a huge living room. This home has a large screened back porch for entertaining the neighbors, a large shed for tools and equipment, and a oversized corner lot.

ⓘ 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: $1,355 · $113/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$97/yr (+$8/mo · 7.2%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,710
• − Mortgage interest: −$9,803
• − Property taxes: −$1,355
• − Insurance: −$875
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$5,091
• Taxable income: $2,792
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $4,818/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: Lake
• NCES district ID: 1201050
• Math proficiency: 49% ▼ -7.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $46,632
• Composite: 42.05/100
• National rank: #3327
• State rank: #37 of 73 in FL

Livability — Astor

• Score: 66/100
• State rank: #613
• US rank: #11822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Astor, FL
• Population (ZIP): 2,401

Population outlook (Lake County) Hauer SSP2

• Today (2025): 386,640 people
• By 2030: 417,107 · +7.9%
• By 2040: 476,676 · +23.3%
• By 2050: 531,296 · +37.4%
• By 2075: 648,303 · +67.7%
• By 2100: 698,530 · +80.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Lithuanian 9% Portuguese 8% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Lake

• 2024 margin: Strong R (+24.7) · D 37.3% · R 62.0%
• 2008→2024 swing: -11.2pp toward R · 2008: -13.5pp · 2024: -24.7pp
• All cycles: 2024: R+24.7 2020: R+20.0 2016: R+23.1 2012: R+17.1 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.95%
• Current HPI: 232.7974
• 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

-2.8% since first listed

9 events — show timeline

• 2026-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-06 Sold (Public Records) $180,000 Public Records
• 2025-03-03 Sold (MLS) $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-22 Listed $180,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.0%/yr

Latest (2025): $1,355 · +3.1% YoY. Source: county tax records.