506 Roosevelt Ave · Masaryktown, FL 34604

$80,000

2 bd · 1.0 ba · 224 sqft · Manufactured public records · 333 Days on market

Built 1955 8,400 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 +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover a fantastic opportunity in the heart of Masaryktown at 506 Roosevelt Ave. Situated on a residential lot with R1B zoning and no HOA, this property offers flexibility and potential for a variety of uses. The property features a double-wide mobile home offering 2 bedrooms and 2 bathrooms with approximately 716 living square feet and a no-carpet interior for easy maintenance. Whether you're an investor, builder, or buyer looking for a project, this property presents the perfect canvas. Ideal for renovation, replacement, or new construction, with zoning that supports your vision. Conveniently located near local amenities while maintaining a quiet, small-town feel, this is a great opport

Key facts

• Residential lot
• Buildable lot
• Central location

Tags

• RESIDENTIAL LOT
• NO HOA
• EXISTING MOBILE HOME
• BUILDABLE LOT
• CENTRAL LOCATION

Property features AI

Finance

• Other: Lot size about 0.19 acres (approx. 0 to less than 1/4 acre); Asphalt road access; Living area listed as 716 sq ft; total building area listed as 812 sq ft
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Well water; Septic sewer; Cable available
• Home design: Residential mobile home (double wide); One story; Faces northwest; Entry on main level
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as double wide mobile home
• Exterior features: Other exterior features

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: No interior features listed
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#686 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.
• Hernando (suburban): math 50% / reading 50% proficiency, ranked #38 of 73 in FL (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.6%/yr); 196 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hernando County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y 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.
• Current owner paid $15k; list at $80k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 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 1955 — 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: 2.22% ✓
• Cap rate: 19.30%
• Cash-on-cash: 46.45%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.61% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 2.78×
• Total profit: $39,828
• Equity at exit: $11,928

10-year hold

• IRR: 47.7%
• Equity multiple: 5.29×
• Total profit: $96,077
• Equity at exit: $6,917

Cash invested: $22,400 (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 34604

• Home prices YoY: -23.4%
• Rents YoY: 1.6%
• Active inventory: 196
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$420
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $867

Break-even live

Break-even rent $681

Max offer price $80,000

Occupancy floor 46%

Sensitivity live

Price	-10% $912	-5% $890	+0% $867	+5% $844	+10% $822
Rent	-10% $727	-5% $797	+0% $867	+5% $937	+10% $1,008
Rate	-1.0pp $907	-0.5pp $887	base $867	+0.5pp $846	+1.0pp $825

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Monroe Ave Brooksville, FL	2.0	1.0	1241	$1,500	$1.21	6d	1	0.36mi
15734 Stone House Dr Brooksville, FL	3.0	2.0	1462	$2,198	$1.50	4d	1	0.94mi
15405 Stone House Dr Brooksville, FL	3.0	2.0	1443	$2,095	$1.45	6d	1	1.01mi
15592 Enclave WAY Masaryktown, FL	1.0–3.0	1.0–2.0	1041	$1,710	$1.64	3d	21	1.21mi
495 Painted Leaf Dr Brooksville, FL	3.0	2.0	1814	$1,950	$1.07	25d	1	1.39mi
495 Painted Leaf Dr Brooksville, FL	3.0	2.0	1814	$1,950	$1.07	21d	1	1.39mi

Listing history 41 events

1. 2026-06-21
   days on market $80,000 Active 333 DOM
2. 2026-06-18
   days on market $80,000 Active 330 DOM
3. 2026-06-17
   days on market $80,000 Active 329 DOM
4. 2026-06-16
   days on market $80,000 Active 328 DOM
5. 2026-06-15
   days on market $80,000 Active 327 DOM
6. 2026-06-13
   days on market $80,000 Active 325 DOM
7. 2026-06-13
   days on market $80,000 Active 324 DOM
8. 2026-06-09
   days on market $80,000 Active 321 DOM
9. 2026-06-08
   days on market $80,000 Active 320 DOM
10. 2026-06-07
    days on market $80,000 Active 319 DOM
11. 2026-06-04
    days on market $80,000 Active 316 DOM
12. 2026-06-03
    days on market $80,000 Active 315 DOM
13. 2026-06-02
    days on market $80,000 Active 314 DOM
14. 2026-06-01
    days on market $80,000 Active 313 DOM
15. 2026-05-31
    days on market $80,000 Active 312 DOM
16. 2025-10-30
    historical
17. 2025-09-09
    listed $80,000 Active
18. 2025-07-23
    listed $80,000 Active
19. 2024-11-26
    status Active
20. 2024-11-19
    status Pending
21. 2024-11-19
    historical
22. 2024-07-10
    historical
23. 2024-03-18
    price $100,000
24. 2024-03-18
    price $100,000
25. 2024-02-12
    listed $105,000 Active
26. 2024-02-12
    listed $105,000 Active
27. 2023-12-16
    historical
28. 2023-12-15
    historical
29. 2023-07-07
    status Active
30. 2023-07-07
    status Active
31. 2023-07-01
    status Pending
32. 2023-07-01
    status Pending
33. 2023-06-14
    listed $95,000 Active
34. 2023-06-14
    listed $95,000 Active
35. 2023-05-31
    historical
36. 2023-04-25
    price $95,000
37. 2022-12-13
    listed $105,000 Active
38. 2019-11-11
    historical
39. 2014-10-13
    listed $29,000
40. 1988-05-01
    soldstatus $15,000
41. 1987-01-01
    soldstatus $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: $1,018 · $85/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 75% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,339
• − Mortgage interest: −$4,481
• − Property taxes: −$1,018
• − Insurance: −$400
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$2,327
• Taxable income: $9,698
• Est. tax owed @ 24.0%: −$2,328
• After-tax cash flow: $8,078/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: Hernando
• NCES district ID: 1200810
• Math proficiency: 50% ▼ -8.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $41,985
• Composite: 42.03/100
• National rank: #3329
• State rank: #38 of 73 in FL

Livability — Masaryktown

• Score: 64/100
• State rank: #686
• US rank: #14315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Masaryktown, FL
• County: Hernando County · 169,677 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 13,642
• Household income: $84,833
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 142.0

Population outlook (Hernando County) Hauer SSP2

• Today (2025): 189,218 people
• By 2030: 194,367 · +2.7%
• By 2040: 203,398 · +7.5%
• By 2050: 209,589 · +10.8%
• By 2075: 218,452 · +15.4%
• By 2100: 205,923 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 10% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Hernando

• 2024 margin: Solid R (+37.0) · D 31.1% · R 68.2%
• 2008→2024 swing: -33.5pp toward R · 2008: -3.6pp · 2024: -37.0pp
• All cycles: 2024: R+37.0 2020: R+30.2 2016: R+29.0 2012: R+8.5 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.38%
• Current HPI: 276.4751
• Rent YoY: ▲ 1.61%
• Metro: Tampa-St. Petersburg-Clearwater, 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

+627.3% since first listed

26 events — show timeline

• 2025-10-30 Listing Removed — HCAR
• 2025-09-09 Listed $80,000 HCAR
• 2025-07-23 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-26 Relisted — HCAR
• 2024-11-19 Pending — HCAR
• 2024-11-19 Listing Removed — HCAR
• 2024-07-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-18 Price Changed $100,000 HCAR
• 2024-03-18 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-12 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-12 Listed $105,000 HCAR
• 2023-12-16 Listing Removed — HCAR
• 2023-12-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-07-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-07-07 Relisted — HCAR
• 2023-07-01 Pending — HCAR
• 2023-07-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-14 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-14 Listed $95,000 HCAR
• 2023-05-31 Listing Removed — HCAR
• 2023-04-25 Price Changed $95,000 HCAR
• 2022-12-13 Listed $105,000 HCAR
• 2019-11-11 Listing Removed — HCAR
• 2014-10-13 Listed $29,000 HCAR
• 1988-05-01 Sold (Public Records) $15,000 Public Records
• 1987-01-01 Sold (Public Records) $11,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,018 · -1.3% YoY. Source: county tax records.