1050 CR 482d · Lake Panasoffkee, FL 33538

$250,000

3 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 96 Days on market

Built 1987 0.57 ac lot Est $269k · 7% under

---

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).

• ARV discount +10.6/15.0
• Cash flow +8.0/30.0
• Appreciation +7.5/10.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.3/10.0

Listing remarks

Under contract-accepting backup offers. Come out and see this well kept 3 bedroom 2 bath home in a great fishing community! This home has very spacious rooms. There is a 2 car garage with a screen door for your outdoor enjoyment. The irrigation was just updated in 2025 with a new well but also has city water. The A/C was updated in 2025. The home sits on a beautiful oversized lot. There is a beautiful screened in back porch and a lovely covered front porch for more outdoor enjoyment. The shed in the back yard can hold all of your tools. Lake Panasoffkee is a natural spring fed lake and is famous for it's bass fishing along with with many other species. It is also great for canoeing, kayak

Key facts

• New well
• Screen door
• Updated irrigation

Tags

• SCREEN DOOR
• UPDATED IRRIGATION
• NEW WELL
• UPDATED A/C
• OVERSIZED LOT
• SCREENED IN BACK PORCH

Property features AI

Finance

• Other: Lot size approximately 0.57 acres (166 x 150); Building area reported (total 2,396 sq ft; living area 1,580 sq ft); One well and one septic on property
• HOA & community: No HOA association indicated; Street lights in community

Exterior

• Parking: Attached 2-car garage (24 x 24) with garage door opener; Driveway and off-street parking; Carport with 2 spaces
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable connected; Electricity connected; Phone available; Underground utilities
• Home design: Single-family residence; One story; Homestead exempt; Faces south
• Construction: Stone, stucco, frame and wood siding construction; Shingle roof; Slab foundation; Built as residential single-family
• Exterior features: Covered, enclosed and screened patios/porches (front and rear); Sliding doors; Exterior lighting; Rain gutters; Shed(s); Irrigation equipment; Near marina; Landscaped, level and oversized lot; Paved, public maintained road; Unincorporated area

Interior

• Kitchen: Range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Solid surface countertops; Solid wood cabinets; Programmable thermostat; Window treatments; Double-pane windows; Florida room
• Laundry & utility: Washer and dryer; Electric water heater; Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (36.6% below list).
• Recommended offer: $158k (36.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#332 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-.
• Sumter (rural): math 61% / reading 61% proficiency, ranked #11 of 73 in FL (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lake Panasoffkee Elementary School (math 62% / reading 66%, grade B, #552 of 2,144 statewide, top 26%, 584 students, 65% FRL); South Sumter High School (math 33% / reading 48%, grade F, #294 of 667 statewide, top 44%, 1,045 students, 52% FRL).
• Market conditions: 86 active listings in the ZIP; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (5.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, 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 96 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $86k; list at $250k implies a 189% 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,399 (36.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.63% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.36%
• DSCR: 0.81
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $268,600
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 CR 482c	0.21mi	3/2.0	1,569 (-1%)	3mo	$265,000	$169	86
891 CR 482c	0.22mi	3/2.0	1,561 (-1%)	3mo	$265,000	$170	85
1022 CR 463b	0.24mi	3/2.0	1,632 (+3%)	2mo	$285,000	$175	81
1412 CR 482n	0.04mi	3/2.0	1,716 (+9%)	4mo	$254,000	$148	80
718 CR 467	0.25mi	3/2.0	1,645 (+4%)	8mo	$380,000	$231	75
983 CR 465	0.08mi	2/2.0 (-1)	1,558 (-1%)	20mo	$369,000	$237	72
1099 CR 479	0.44mi	2/2.0 (-1)	1,440 (-9%)	16mo	$107,500	$75	46
2047 CR 446	0.73mi	2/2.0 (-1)	1,463 (-7%)	4mo	$215,000	$147	45

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

Projected returns pro-forma

4.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.59×
• Total profit: $41,123
• Equity at exit: $141,480

10-year hold

• IRR: 10.8%
• Equity multiple: 2.97×
• Total profit: $138,249
• Equity at exit: $244,018

Cash invested: $70,000 (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 33538

• Home prices YoY: 1.5%
• Active inventory: 86
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-254

Break-even live

Break-even rent $1,906

Max offer price $205,051

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-184	+0% $-254	+5% $-325	+10% $-396
Rent	-10% $-380	-5% $-317	+0% $-254	+5% $-192	+10% $-129
Rate	-1.0pp $-129	-0.5pp $-191	base $-254	+0.5pp $-319	+1.0pp $-385

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   status $250,000 Pending 96 DOM
2. 2026-06-08
   days on market $250,000 Active 96 DOM
3. 2026-06-07
   days on market $250,000 Active 95 DOM
4. 2026-06-02
   days on market $250,000 Active 90 DOM
5. 2026-06-01
   days on market $250,000 Active 89 DOM
6. 2026-05-31
   days on market $250,000 Active 88 DOM
7. 2026-05-30
   days on market $250,000 Active 87 DOM
8. 2026-04-09
   price $250,000
9. 2026-03-04
   listed $275,000 Active
10. 1990-12-01
    soldstatus $86,500
11. 1989-09-01
    soldstatus $76,000
12. 1987-02-01
    soldstatus $10,000

ⓘ 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: $1,087 · $91/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$988/yr (+$82/mo · 90.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $19,008
• − Mortgage interest: −$14,004
• − Property taxes: −$1,087
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$7,273
• Taxable loss: −$7,647
• Est. tax savings @ 24.0%: +$1,835
• After-tax cash flow: $-1,218/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: Sumter
• NCES district ID: 1201800
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $48,240
• Composite: 51.74/100
• National rank: #1682
• State rank: #11 of 73 in FL

Livability — Lake Panasoffkee

• Score: 72/100
• State rank: #332
• US rank: #5777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Panasoffkee, FL
• Population (ZIP): 5,748

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 161,172 people
• By 2030: 180,083 · +11.7%
• By 2040: 209,892 · +30.2%
• By 2050: 234,186 · +45.3%
• By 2075: 284,602 · +76.6%
• By 2100: 317,039 · +96.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 7% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Sumter

• 2024 margin: Solid R (+37.6) · D 30.9% · R 68.6%
• 2008→2024 swing: -10.6pp toward R · 2008: -27.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+36.1 2016: R+39.2 2012: R+34.9 2008: R+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.99%
• Current HPI: 329.8431
• 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

+2400.0% since first listed

5 events — show timeline

• 2026-04-09 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 1990-12-01 Sold (Public Records) $86,500 Public Records
• 1989-09-01 Sold (Public Records) $76,000 Public Records
• 1987-02-01 Sold (Public Records) $10,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,087 · +4.7% YoY. Source: county tax records.