10220 W Pamondeho Cir · Crystal River, FL 34428

$204,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 193 Days on market

Built 2004 1.08 ac lot Est $184k · 11% over $12/mo HOA · 1% of rent

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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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful location. This home is in great condition. Detached double carport with attached storage/workshop.

Key facts

• Generous lot
• Great location
• Spacious kitchen

Tags

• UPDATED HOME
• GENEROUS LOT
• GREAT LOCATION
• FRESH INTERIOR PAINT
• NEW VINYL FLOORING
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Property is on approximately 1.08 acres; Zoned RURMH; Homestead exempt
• HOA & community: HOA: Spring Run; HOA required; HOA fee $150 annually ($12.50 monthly); Pets allowed: cats and dogs

Exterior

• Parking: Covered parking; Carport with 2 spaces
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured double-wide home; One story; South-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as manufactured home
• Exterior features: Deck; Sliding doors; Storage building/structure; Cleared lot; Flood zone; Oversized lot; Paved surfaces

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Split bedroom floorplan; Walk-in closets; Electric fireplace; Inside utility
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $-62 ($-740/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (5.3% below list).
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.1% in Crystal River — 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 66/100 on livability (#603 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; 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: 320 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $2,098/mo this rent would consume 50% of the median local household income ($51k/yr) (locally 264% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 193 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,312 (12.0% 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 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $184,464
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10046 W Montyce Ct	0.43mi	3/2.0	1,728 (+14%)	4mo	$210,000	$122	53

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-36,915
• Equity at exit: $30,551

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-36,319
• Equity at exit: $17,716

Cash invested: $57,372 (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 34428

• Home prices YoY: -15.3%
• Active inventory: 320
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$85
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$12
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-62

Break-even live

Break-even rent $2,176

Max offer price $194,000

Occupancy floor 98%

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 31 events

1. 2026-06-19
   days on market $204,900 Active 193 DOM
2. 2026-06-18
   days on market $204,900 Active 192 DOM
3. 2026-06-17
   days on market $204,900 Active 191 DOM
4. 2026-06-16
   days on market $204,900 Active 190 DOM
5. 2026-06-15
   days on market $204,900 Active 189 DOM
6. 2026-06-14
   days on market $204,900 Active 187 DOM
7. 2026-06-13
   days on market $204,900 Active 186 DOM
8. 2026-06-09
   days on market $204,900 Active 183 DOM
9. 2026-06-08
   days on market $204,900 Active 182 DOM
10. 2026-06-03
    days on market $204,900 Active 177 DOM
11. 2026-06-02
    days on market $204,900 Active 176 DOM
12. 2026-06-01
    days on market $204,900 Active 175 DOM
13. 2026-05-31
    days on market $204,900 Active 174 DOM
14. 2026-05-30
    days on market $204,900 Active 173 DOM
15. 2026-04-20
    price $204,900
16. 2025-12-08
    listed $209,900 Active
17. 2025-11-01
    historical
18. 2025-09-03
    price $209,500
19. 2025-08-20
    price $215,000
20. 2025-07-16
    listed $219,000 Active
21. 2022-10-13
    soldstatus $185,000
22. 2021-07-08
    soldstatus $155,000
23. 2014-07-15
    soldstatus $67,000
24. 2014-07-01
    soldstatus $67,000 108-char remark

    Show marketing remark (108 chars)

    Beautiful location. This home is in great condition. Detached double carport with attached storage/workshop.

25. 2014-04-21
    listed $69,900 108-char remark

    Show marketing remark (108 chars)

    Beautiful location. This home is in great condition. Detached double carport with attached storage/workshop.

26. 2006-07-06
    soldstatus $127,000
27. 2006-07-03
    soldstatus $127,000
28. 2006-05-12
    listed $127,500
29. 2005-06-03
    soldstatus $109,900
30. 2005-01-03
    soldstatus $8,500
31. 2004-12-07
    listed $11,000

ⓘ 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: $1,449 · $121/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$252/yr (+$21/mo · 17.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $25,177
• − Mortgage interest: −$11,478
• − Property taxes: −$1,449
• − Insurance: −$6,143
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − HOA: −$144
• − Depreciation: −$5,961
• Taxable loss: −$4,026
• Est. tax savings @ 24.0%: +$966
• After-tax cash flow: $226/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 — Crystal River

• Score: 66/100
• State rank: #603
• US rank: #11564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Citrus County · 111,314 people
• City population: 10,163
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,163
• Household income: $50,779
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 264.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -57.32%
• Current HPI: 317.7637
• 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

+1762.7% since first listed

17 events — show timeline

• 2026-04-20 Price Changed $204,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $209,500 Stellar MLS as Distributed by MLS Grid
• 2025-08-20 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-16 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-13 Sold (Public Records) $185,000 Public Records
• 2021-07-08 Sold (Public Records) $155,000 Public Records
• 2014-07-15 Sold (Public Records) $67,000 Public Records
• 2014-07-01 Sold (MLS) $67,000 RACC
• 2014-04-21 Listed $69,900 RACC
• 2006-07-06 Sold (Public Records) $127,000 Public Records
• 2006-07-03 Sold (MLS) $127,000 RACC
• 2006-05-12 Listed $127,500 RACC
• 2005-06-03 Sold (Public Records) $109,900 Public Records
• 2005-01-03 Sold (MLS) $8,500 RACC
• 2004-12-07 Listed $11,000 RACC

Property tax history

+5.7%/yr

Latest (2025): $1,449 · +6.7% YoY. Source: county tax records.