65 Park St · Inglis, FL 34449

$129,000

2 bd · 2.0 ba · 828 sqft · Manufactured public records · 49 Days on market

Built 1991 0.51 ac lot Est $129k · at est.

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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 +18.6/30.0
• ARV discount +7.6/15.0
• Appreciation +7.0/10.0
• DSCR +5.8/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 BRs and 2 Full baths. Upgraded kitchen, bath, living area, counter tops, laminate wood floors blinds and paint in 2015. New metal roof. New 12 x 12 deck and 10 x 20 screened porch with 5 seat hot tub. City water, central air and heat. 24 x 20 enclosed metal building, 12'high, with power. 2 other metal storage sheds ( 9 x 9 & 10 x 12) Underground irrigation over entire yard. New wooden privacy fence. All appliances stay including washer and dryer. Everything is "move in" ready.

Key facts

• Real wood cabinetry
• Updated appliances
• Metal roof

Tags

• METAL ROOF
• WINDOWS REPLACED
• REAL WOOD CABINETRY
• UPDATED APPLIANCES
• AC SYSTEM INSTALLED
• MULTIPLE STORAGE SPACES

Property features AI

Exterior

• Parking: Paved areas and driveway; Unpaved parking areas
• Utilities: Public water; Septic tank sewer
• Home design: Manufactured home (double wide); Residential property
• Construction: Metal roof
• Exterior features: Level lot; Paved road access; Shed(s), storage and workshop on the property; No pool

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Laminate counters; Tile counters; Blinds and window treatments
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (11.6% below list).
• Recommended offer: $114k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.1% in Inglis — 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 61/100 on livability (#796 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Levy (rural): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($892 loan paydown + $5k appreciation (4.0% local appreciation)).
• Levy County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $21k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $129k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $114,033 (11.6% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $129,168
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Park St	0.00mi	2/2.0	828 (0%)	0mo	$129,000	$156	100
61 Neeld St	0.28mi	2/1.5	858 (+4%)	18mo	$49,000	$57	64
22 Pine St	0.29mi	2/1.0	720 (-13%)	4mo	$65,000	$90	58
156 Neeld St	0.49mi	3/2.0 (+1)	924 (+12%)	3mo	$150,000	$162	50

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

Projected returns pro-forma

4.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.85×
• Total profit: $30,623
• Equity at exit: $65,629

10-year hold

• IRR: 15.2%
• Equity multiple: 3.47×
• Total profit: $89,318
• Equity at exit: $107,522

Cash invested: $36,120 (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 34449

• Home prices YoY: 1.3%
• Active inventory: 81
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $125

Break-even live

Break-even rent $982

Max offer price $129,000

Occupancy floor 84%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-03
   statusdays on market $129,000 Pending 49 DOM
2. 2026-06-02
   days on market $129,000 Active 48 DOM
3. 2026-06-01
   days on market $129,000 Active 47 DOM
4. 2026-05-31
   days on market $129,000 Active 46 DOM
5. 2026-05-30
   days on market $129,000 Active 45 DOM
6. 2026-05-19
   price $129,000
7. 2026-04-22
   price $139,999
8. 2026-04-15
   listed $149,999 Active
9. 2016-04-20
   soldstatus $48,000 501-char remark

   Show marketing remark (501 chars)

   2 BRs and 2 Full baths. Upgraded kitchen, bath, living area, counter tops, laminate wood floors blinds and paint in 2015. New metal roof. New 12 x 12 deck and 10 x 20 screened porch with 5 seat hot tub. City water, central air and heat. 24 x 20 enclosed metal building, 12'high, with power. 2 other metal storage sheds ( 9 x 9 & 10 x 12) Underground irrigation over entire yard. New wooden privacy fence. All appliances stay including washer and dryer. Everything is "move in" ready.

10. 2016-01-06
    listed $53,900 501-char remark

    Show marketing remark (501 chars)

    2 BRs and 2 Full baths. Upgraded kitchen, bath, living area, counter tops, laminate wood floors blinds and paint in 2015. New metal roof. New 12 x 12 deck and 10 x 20 screened porch with 5 seat hot tub. City water, central air and heat. 24 x 20 enclosed metal building, 12'high, with power. 2 other metal storage sheds ( 9 x 9 & 10 x 12) Underground irrigation over entire yard. New wooden privacy fence. All appliances stay including washer and dryer. Everything is "move in" ready.

11. 2005-10-21
    soldstatus $62,000

ⓘ 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: $546 · $45/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$525/yr (+$44/mo · 96.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 67% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,684
• − Mortgage interest: −$7,226
• − Property taxes: −$546
• − Insurance: −$645
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$3,753
• Taxable loss: −$675
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $1,664/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: Levy
• NCES district ID: 1201140
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,254
• Composite: 36.42/100
• National rank: #4673
• State rank: #54 of 73 in FL

Livability — Inglis

• Score: 61/100
• State rank: #796
• US rank: #18314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inglis, FL
• Population (ZIP): 3,508

Population outlook (Levy County) Hauer SSP2

• Today (2025): 36,536 people
• By 2030: 34,498 · -5.6%
• By 2040: 30,294 · -17.1%
• By 2050: 26,368 · -27.8%
• By 2075: 19,003 · -48.0%
• By 2100: 13,169 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Levy

• 2024 margin: Solid R (+50.3) · D 24.6% · R 74.8%
• 2008→2024 swing: -23.3pp toward R · 2008: -26.9pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.6 2016: R+44.8 2012: R+32.2 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.03%
• Current HPI: 319.0929
• 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

+108.1% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $129,000 RACC
• 2026-04-22 Price Changed $139,999 RACC
• 2026-04-15 Listed $149,999 RACC
• 2016-04-20 Sold (MLS) $48,000 RACC
• 2016-01-06 Listed $53,900 RACC
• 2005-10-21 Sold (Public Records) $62,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $546 · +23.3% YoY. Source: county tax records.