2570 E Mars St · Inverness Highlands North, FL 34453

$159,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 38 Days on market

Built 1980 0.46 ac lot Est $151k · 6% over

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.0/10.0
• ARV discount +4.7/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom, 2-Bath Mobile Home on Nearly Half an Acre in Inverness! Welcome to this well-maintained 3-bedroom, 2-bath mobile home offering 1,344 sq ft of comfortable living on a spacious . 46-acre fully fenced lot—plenty of room for your toys, tools, pets, and questionable weekend projects. Big-ticket updates are already handled, so you can skip the stress and enjoy the upgrades: new roof (2024), new electrical panel (2024), new A/C (2022), new hot water heater (2022), and an updated drain field (2015). Translation: the important stuff is done. Outside, you’ll find a large screened front porch perfect for morning coffee or evening decompression, three storage sheds, and a 12x24 workshop with power for hobbies, storage, or pretending you’re finally going to get organized. Two carports attached to the workshop provide ample covered parking. Ideally located close to shopping, restaurants, banks, schools and grocery stores, this property offers convenience without sacrificing space or privacy. Solid home. Smart upgrades. Room to breathe. Don’t miss this opportunity—homes like this don’t wait around.

Key facts

• Three storage sheds
• Two carports
• 12x24 workshop

Tags

• FULLY FENCED LOT
• LARGE SCREENED FRONT PORCH
• THREE STORAGE SHEDS
• 12X24 WORKSHOP
• TWO CARPORTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 5.5% in Inverness Highlands North — 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 65/100 on livability (#643 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute 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.
• Zoned schools: Hernando Elementary School (math 47% / reading 51%, grade D, #1,134 of 2,144 statewide, top 54%, 813 students, 71% FRL); Inverness Middle School (math 52% / reading 48%, grade C, #254 of 571 statewide, top 45%, 1,017 students, 60% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 426 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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: 1.20% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.54%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $150,528
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2616 E Mars St	0.04mi	3/2.0	1,344 (0%)	12mo	$149,900	$112	88
2800 E Mars St	0.23mi	3/2.0	1,344 (0%)	3mo	$120,000	$89	87
2521 E Venus St	0.23mi	4/2.0 (+1)	1,344 (0%)	11mo	$179,000	$133	75
2727 E Center St	0.21mi	3/2.0	1,512 (+12%)	1mo	$220,000	$146	68
2747 E Center St	0.22mi	3/2.0	1,216 (-10%)	10mo	$50,000	$41	65
47 N East Ave	0.28mi	3/2.0	1,490 (+11%)	20mo	$199,000	$134	52
2735 E Buck Ct	0.67mi	3/2.0	1,512 (+12%)	18mo	$170,000	$112	33

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,878
• Equity at exit: $23,842

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $41,718
• Equity at exit: $13,825

Cash invested: $44,772 (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 34453

• Home prices YoY: -26.1%
• Active inventory: 426
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,919 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $468

Break-even live

Break-even rent $1,327

Max offer price $159,900

Occupancy floor 71%

Sensitivity live

Price	-10% $558	-5% $513	+0% $468	+5% $423	+10% $377
Rent	-10% $316	-5% $392	+0% $468	+5% $544	+10% $619
Rate	-1.0pp $548	-0.5pp $508	base $468	+0.5pp $426	+1.0pp $384

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3070 E Odier St Inverness, FL	2.0	2.0	1052	$1,800	$1.71	22d	1	0.47mi
543 N Rooks Ave Inverness, FL	3.0	2.0	1296	$1,900	$1.47	22d	1	0.97mi
3880 E Byrd St Inverness, FL	3.0	2.0	1380	$1,600	$1.16	22d	1	1.29mi
2858 E Marcia St Inverness, FL	4.0	2.0	1790	$2,500	$1.40	22d	1	1.36mi

Listing history 17 events

1. 2026-04-23
   soldstatus $159,900
2. 2026-04-22
   soldstatus $159,900 Closed 1157-char remark

   Show marketing remark (1157 chars)

   Charming 3-Bedroom, 2-Bath Mobile Home on Nearly Half an Acre in Inverness! Welcome to this well-maintained 3-bedroom, 2-bath mobile home offering 1,344 sq ft of comfortable living on a spacious . 46-acre fully fenced lot—plenty of room for your toys, tools, pets, and questionable weekend projects. Big-ticket updates are already handled, so you can skip the stress and enjoy the upgrades: new roof (2024), new electrical panel (2024), new A/C (2022), new hot water heater (2022), and an updated drain field (2015). Translation: the important stuff is done. Outside, you’ll find a large screened front porch perfect for morning coffee or evening decompression, three storage sheds, and a 12x24 workshop with power for hobbies, storage, or pretending you’re finally going to get organized. Two carports attached to the workshop provide ample covered parking. Ideally located close to shopping, restaurants, banks, schools and grocery stores, this property offers convenience without sacrificing space or privacy. Solid home. Smart upgrades. Room to breathe. Don’t miss this opportunity—homes like this don’t wait around.

3. 2026-03-19
   status Pending
4. 2026-03-17
   status Pending 1157-char remark

   Show marketing remark (1157 chars)

   Charming 3-Bedroom, 2-Bath Mobile Home on Nearly Half an Acre in Inverness! Welcome to this well-maintained 3-bedroom, 2-bath mobile home offering 1,344 sq ft of comfortable living on a spacious . 46-acre fully fenced lot—plenty of room for your toys, tools, pets, and questionable weekend projects. Big-ticket updates are already handled, so you can skip the stress and enjoy the upgrades: new roof (2024), new electrical panel (2024), new A/C (2022), new hot water heater (2022), and an updated drain field (2015). Translation: the important stuff is done. Outside, you’ll find a large screened front porch perfect for morning coffee or evening decompression, three storage sheds, and a 12x24 workshop with power for hobbies, storage, or pretending you’re finally going to get organized. Two carports attached to the workshop provide ample covered parking. Ideally located close to shopping, restaurants, banks, schools and grocery stores, this property offers convenience without sacrificing space or privacy. Solid home. Smart upgrades. Room to breathe. Don’t miss this opportunity—homes like this don’t wait around.

5. 2026-03-10
   price $159,900

   Show marketing remark (1157 chars)

   Charming 3-Bedroom, 2-Bath Mobile Home on Nearly Half an Acre in Inverness! Welcome to this well-maintained 3-bedroom, 2-bath mobile home offering 1,344 sq ft of comfortable living on a spacious . 46-acre fully fenced lot—plenty of room for your toys, tools, pets, and questionable weekend projects. Big-ticket updates are already handled, so you can skip the stress and enjoy the upgrades: new roof (2024), new electrical panel (2024), new A/C (2022), new hot water heater (2022), and an updated drain field (2015). Translation: the important stuff is done. Outside, you’ll find a large screened front porch perfect for morning coffee or evening decompression, three storage sheds, and a 12x24 workshop with power for hobbies, storage, or pretending you’re finally going to get organized. Two carports attached to the workshop provide ample covered parking. Ideally located close to shopping, restaurants, banks, schools and grocery stores, this property offers convenience without sacrificing space or privacy. Solid home. Smart upgrades. Room to breathe. Don’t miss this opportunity—homes like this don’t wait around.

6. 2026-03-10
   price $159,900 1157-char remark

   Show marketing remark (1157 chars)

   Charming 3-Bedroom, 2-Bath Mobile Home on Nearly Half an Acre in Inverness! Welcome to this well-maintained 3-bedroom, 2-bath mobile home offering 1,344 sq ft of comfortable living on a spacious . 46-acre fully fenced lot—plenty of room for your toys, tools, pets, and questionable weekend projects. Big-ticket updates are already handled, so you can skip the stress and enjoy the upgrades: new roof (2024), new electrical panel (2024), new A/C (2022), new hot water heater (2022), and an updated drain field (2015). Translation: the important stuff is done. Outside, you’ll find a large screened front porch perfect for morning coffee or evening decompression, three storage sheds, and a 12x24 workshop with power for hobbies, storage, or pretending you’re finally going to get organized. Two carports attached to the workshop provide ample covered parking. Ideally located close to shopping, restaurants, banks, schools and grocery stores, this property offers convenience without sacrificing space or privacy. Solid home. Smart upgrades. Room to breathe. Don’t miss this opportunity—homes like this don’t wait around.

7. 2026-02-09
   listed $169,900 Active
8. 2026-02-06
   listed $169,900 Active 1157-char remark

   Show marketing remark (1157 chars)

   Charming 3-Bedroom, 2-Bath Mobile Home on Nearly Half an Acre in Inverness! Welcome to this well-maintained 3-bedroom, 2-bath mobile home offering 1,344 sq ft of comfortable living on a spacious . 46-acre fully fenced lot—plenty of room for your toys, tools, pets, and questionable weekend projects. Big-ticket updates are already handled, so you can skip the stress and enjoy the upgrades: new roof (2024), new electrical panel (2024), new A/C (2022), new hot water heater (2022), and an updated drain field (2015). Translation: the important stuff is done. Outside, you’ll find a large screened front porch perfect for morning coffee or evening decompression, three storage sheds, and a 12x24 workshop with power for hobbies, storage, or pretending you’re finally going to get organized. Two carports attached to the workshop provide ample covered parking. Ideally located close to shopping, restaurants, banks, schools and grocery stores, this property offers convenience without sacrificing space or privacy. Solid home. Smart upgrades. Room to breathe. Don’t miss this opportunity—homes like this don’t wait around.

9. 2024-10-25
   soldstatus $142,500 Closed
10. 2024-10-25
    soldstatus $142,500
11. 2024-10-23
    status Pending
12. 2024-10-19
    status Active
13. 2024-09-01
    status Pending
14. 2024-08-29
    listed $144,900 Active
15. 2024-08-29
    listed $144,900 Active
16. 1998-07-01
    soldstatus $34,000
17. 1988-12-01
    soldstatus $35,500

ⓘ 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: $1,721 · $143/mo
• Projected year-2 tax: $1,721 · $143/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,034
• − Mortgage interest: −$8,957
• − Property taxes: −$1,721
• − Insurance: −$800
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$4,652
• Taxable income: $3,219
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $4,841/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 — Inverness Highlands North

• Score: 65/100
• State rank: #643
• US rank: #12713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Citrus County · 111,314 people
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,621
• Household income: $57,568
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 240.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Black 3% Two or more races 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1% Other Asian/Pacific 0%

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: ▼ -103.32%
• Current HPI: 291.8965
• 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

+350.4% since first listed

17 events — show timeline

• 2026-04-23 Sold (Public Records) $159,900 Public Records
• 2026-04-22 Sold (MLS) $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Pending — RACC
• 2026-03-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $159,900 RACC
• 2026-03-10 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Listed $169,900 RACC
• 2026-02-06 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-25 Sold (Public Records) $142,500 Public Records
• 2024-10-25 Sold (MLS) $142,500 RACC
• 2024-10-23 Pending — RACC
• 2024-10-19 Relisted — RACC
• 2024-09-01 Pending — RACC
• 2024-08-29 Listed $144,900 RACC
• 2024-08-29 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 1998-07-01 Sold (Public Records) $34,000 Public Records
• 1988-12-01 Sold (Public Records) $35,500 Public Records

Property tax history

+28.2%/yr

Latest (2025): $1,721 · +569.0% YoY. Source: county tax records.