8286 S Vine Ter · Floral City, FL 34436

$125,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 322 Days on market

Built 1995 6,599 sqft lot

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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 +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom MH near Floral City. Lot situated between 2 streets with access from either street, front of lot is fenced. Bargain priced with possibility of owner financing. Nice investment property.

Key facts

• 6,599 sq ft lot
• 2 parking spots
• Built 1995

Property features AI

Finance

• Other: Homestead exempt; Lot approximately 0.15 acre (about 613 m²); Asphalt road access; Unfurnished; Living area about 1,152

Exterior

• Parking: Has carport; 2 carport spaces
• Utilities: Public water; Septic tank sewer; Electricity connected
• Home design: Manufactured double-wide home; One level; Faces east; Residential property
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation
• Exterior features: Rain gutters

Interior

• Kitchen: Convection oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combined; Thermostat
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.6% in Floral City — 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 67/100 on livability (#573 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools 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.
• Market conditions: 144 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 322 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $125k implies a 346% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 322 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.56% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.59%
• DSCR: 2.23
• GRM: 5.3

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: 21.6%
• Equity multiple: 1.88×
• Total profit: $30,955
• Equity at exit: $18,638

10-year hold

• IRR: 29.7%
• Equity multiple: 3.65×
• Total profit: $92,761
• Equity at exit: $10,808

Cash invested: $35,000 (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 34436

• Home prices YoY: -3.1%
• Active inventory: 144
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $805

Break-even live

Break-even rent $931

Max offer price $125,000

Occupancy floor 54%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8481 S Great Oaks Dr Floral City, FL	3.0	2.0	1327	$1,950	$1.47	21d	1	0.47mi

Listing history 28 events

1. 2026-06-19
   days on market $125,000 Active 322 DOM
2. 2026-06-18
   days on market $125,000 Active 321 DOM
3. 2026-06-17
   days on market $125,000 Active 320 DOM
4. 2026-06-16
   days on market $125,000 Active 319 DOM
5. 2026-06-15
   days on market $125,000 Active 318 DOM
6. 2026-06-14
   days on market $125,000 Active 316 DOM
7. 2026-06-13
   days on market $125,000 Active 315 DOM
8. 2026-06-09
   days on market $125,000 Active 312 DOM
9. 2026-06-08
   days on market $125,000 Active 311 DOM
10. 2026-06-03
    days on market $125,000 Active 306 DOM
11. 2026-06-02
    days on market $125,000 Active 305 DOM
12. 2026-06-01
    days on market $125,000 Active 304 DOM
13. 2026-05-31
    days on market $125,000 Active 303 DOM
14. 2026-05-30
    days on market $125,000 Active 302 DOM
15. 2026-05-05
    price $125,000
16. 2025-08-01
    listed $150,000 Active
17. 2011-04-04
    soldstatus $28,000
18. 2011-03-10
    soldstatus $28,000 200-char remark

    Show marketing remark (200 chars)

    Nice 3 bedroom MH near Floral City. Lot situated between 2 streets with access from either street, front of lot is fenced. Bargain priced with possibility of owner financing. Nice investment property.

19. 2011-03-08
    soldstatus $28,000 205-char remark

    Show marketing remark (205 chars)

    Nice 3 Bedroom Mobile Home near Floral City. Lot situated between 2 streets with access from either street, front of lot fenced. Bargain priced and possiblilty of owner financing. Nice investment property.

20. 2010-10-31
    listed $28,000 200-char remark

    Show marketing remark (200 chars)

    Nice 3 bedroom MH near Floral City. Lot situated between 2 streets with access from either street, front of lot is fenced. Bargain priced with possibility of owner financing. Nice investment property.

21. 2010-10-15
    listed $28,000 205-char remark

    Show marketing remark (205 chars)

    Nice 3 Bedroom Mobile Home near Floral City. Lot situated between 2 streets with access from either street, front of lot fenced. Bargain priced and possiblilty of owner financing. Nice investment property.

22. 2007-08-07
    listed $59,999
23. 2007-07-20
    historical
24. 2007-02-20
    listed $59,900
25. 2007-02-13
    historical
26. 2006-03-07
    soldstatus $48,000
27. 2006-02-13
    listed $64,900
28. 2005-12-30
    listed $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: $337 · $28/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$701/yr (+$58/mo · 208.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $23,400
• − Mortgage interest: −$7,002
• − Property taxes: −$337
• − Insurance: −$625
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$3,636
• Taxable income: $8,056
• Est. tax owed @ 24.0%: −$1,933
• After-tax cash flow: $7,725/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 — Floral City

• Score: 67/100
• State rank: #573
• US rank: #10898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Floral City, FL
• City population: 8,170
• Population (ZIP): 8,170

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 4% Black 4% Native American 2%
• Common ancestry: Lithuanian 4% Italian 4% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 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: ▼ -12.20%
• Current HPI: 374.4353
• 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

+150.0% since first listed

14 events — show timeline

• 2026-05-05 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2011-04-04 Sold (Public Records) $28,000 Public Records
• 2011-03-10 Sold (MLS) $28,000 RACC
• 2011-03-08 Sold (MLS) $28,000 HCAR
• 2010-10-31 Listed $28,000 RACC
• 2010-10-15 Listed $28,000 HCAR
• 2007-08-07 Listed $59,999 Stellar MLS as Distributed by MLS Grid
• 2007-07-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-02-20 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2007-02-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-07 Sold (MLS) $48,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-13 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-30 Listed $50,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $337 · +22.0% YoY. Source: county tax records.