186 Gladys Ave · Inglis, FL 34449

$125,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 32 Days on market

Built 1985 1.11 ac lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Appreciation +7.0/10.0
• 1% rule +6.0/10.0
• 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

Welcome to this charming and updated 3 bedroom, 2 bath home nestled on a generous 1.10 acre lot with a picturesque porch both in the front and back. Updated kitchen with its central island combines functionality with modern aesthetics, offering a comfortable environment where cooking dining, and socializing seamlessly coexist. Step outside onto the inviting front porch, where you can unwind with a morning coffee or enjoy the sunset in the evening. The expansive backyard offers endless possibilities, from gardening to outdoor gatherings. A Detached garage/workshop provides ample space for parking, storage or pursuing hobbies. Whether you're seeking a peaceful retreat or a place to call hone, this updated gem is ready to welcome you.

Key facts

• Workshop and carport
• Koi pond
• Fully fenced acres

Tags

• FULLY FENCED ACRES
• ELECTRIC GATED ENTRANCE
• WORKSHOP AND CARPORT
• CHARMING CHICKEN COOP
• KOI POND
• PERSONAL MINI FARM

Property features AI

Finance

• Other: Lot size about 1.11 acres; Lot acreage between 1 and less than 2
• HOA & community: No association

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Phone available; Public utilities
• Home design: Manufactured home (double wide); Residential property; One story; Southwest facing; Homestead exempt
• Construction: Other construction materials; Other roof; Crawlspace foundation; Building area approximately 1,456 sq ft (public records); Living area approximately 960 sq ft (public records)
• Exterior features: Other exterior features; Asphalt and other road surface; Public maintained road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Other heating; Other cooling
• Interior features: Open floor plan; Other interior features
• Laundry & utility: Washer; Dryer; Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 ($864 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $99k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $49,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5671 SE 194th Ln	0.43mi	2/2.0 (-1)	1,056 (+10%)	2mo	$55,000	$52	56
19470 SE 56th Ct	0.43mi	3/2.0	1,104 (+15%)	1mo	$45,000	$41	54

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: 13.1%
• Equity multiple: 1.79×
• Total profit: $27,806
• Equity at exit: $63,594

10-year hold

• IRR: 14.5%
• Equity multiple: 3.37×
• Total profit: $82,944
• Equity at exit: $104,188

Cash invested: $35,000 (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 34449

• Home prices YoY: 1.3%
• Active inventory: 81
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$52
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $90

Break-even live

Break-even rent $1,260

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $160	-5% $125	+0% $90	+5% $54	+10% $19
Rent	-10% $-19	-5% $35	+0% $90	+5% $144	+10% $198
Rate	-1.0pp $152	-0.5pp $121	base $90	+0.5pp $57	+1.0pp $24

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $125,000 Active 32 DOM
2. 2026-06-17
   days on market $125,000 Active 31 DOM
3. 2026-06-16
   days on market $125,000 Active 30 DOM
4. 2026-06-15
   days on market $125,000 Active 29 DOM
5. 2026-06-14
   days on market $125,000 Active 27 DOM
6. 2026-06-13
   days on market $125,000 Active 26 DOM
7. 2026-06-10
   days on market $125,000 Active 24 DOM
8. 2026-06-09
   days on market $125,000 Active 23 DOM
9. 2026-06-08
   days on market $125,000 Active 22 DOM
10. 2026-06-07
    days on market $125,000 Active 21 DOM
11. 2026-06-05
    days on market $125,000 Active 18 DOM
12. 2026-06-03
    days on market $125,000 Active 17 DOM
13. 2026-06-02
    days on market $125,000 Active 16 DOM
14. 2026-06-01
    days on market $125,000 Active 15 DOM
15. 2026-05-31
    status $125,000 Active 14 DOM
16. 2026-05-22
    status Pending
17. 2026-05-08
    listed $125,000 Active
18. 2025-09-08
    soldstatus $99,000
19. 2025-09-05
    soldstatus $99,000 Closed 741-char remark

    Show marketing remark (741 chars)

    Welcome to this charming and updated 3 bedroom, 2 bath home nestled on a generous 1.10 acre lot with a picturesque porch both in the front and back. Updated kitchen with its central island combines functionality with modern aesthetics, offering a comfortable environment where cooking dining, and socializing seamlessly coexist. Step outside onto the inviting front porch, where you can unwind with a morning coffee or enjoy the sunset in the evening. The expansive backyard offers endless possibilities, from gardening to outdoor gatherings. A Detached garage/workshop provides ample space for parking, storage or pursuing hobbies. Whether you're seeking a peaceful retreat or a place to call hone, this updated gem is ready to welcome you.

20. 2025-09-03
    soldstatus $99,000 17-char remark

    Show marketing remark (17 chars)

    Lots of Potential

21. 2025-09-03
    listed $99,000 17-char remark

    Show marketing remark (17 chars)

    Lots of Potential

22. 2025-08-09
    status Pending 741-char remark

    Show marketing remark (741 chars)

    Welcome to this charming and updated 3 bedroom, 2 bath home nestled on a generous 1.10 acre lot with a picturesque porch both in the front and back. Updated kitchen with its central island combines functionality with modern aesthetics, offering a comfortable environment where cooking dining, and socializing seamlessly coexist. Step outside onto the inviting front porch, where you can unwind with a morning coffee or enjoy the sunset in the evening. The expansive backyard offers endless possibilities, from gardening to outdoor gatherings. A Detached garage/workshop provides ample space for parking, storage or pursuing hobbies. Whether you're seeking a peaceful retreat or a place to call hone, this updated gem is ready to welcome you.

23. 2025-07-02
    listed $119,500 Active 741-char remark

    Show marketing remark (741 chars)

    Welcome to this charming and updated 3 bedroom, 2 bath home nestled on a generous 1.10 acre lot with a picturesque porch both in the front and back. Updated kitchen with its central island combines functionality with modern aesthetics, offering a comfortable environment where cooking dining, and socializing seamlessly coexist. Step outside onto the inviting front porch, where you can unwind with a morning coffee or enjoy the sunset in the evening. The expansive backyard offers endless possibilities, from gardening to outdoor gatherings. A Detached garage/workshop provides ample space for parking, storage or pursuing hobbies. Whether you're seeking a peaceful retreat or a place to call hone, this updated gem is ready to welcome you.

24. 2024-07-30
    historical
25. 2024-07-23
    listed $175,000 Active
26. 2024-07-06
    listed $199,900 Active
27. 2014-05-02
    soldstatus $28,000
28. 2014-02-20
    listed $34,500
29. 2013-05-01
    soldstatus $32,500
30. 2013-02-07
    listed $34,500

ⓘ 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: $1,953 · $163/mo
• Projected year-2 tax: $1,953 · $163/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 8/10 Severe FEMA zone A · 96% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $16,482
• − Mortgage interest: −$7,002
• − Property taxes: −$1,953
• − Insurance: −$2,128
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,636
• Taxable loss: −$874
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $1,284/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

+262.3% since first listed

15 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Sold (Public Records) $99,000 Public Records
• 2025-09-05 Sold (MLS) $99,000 RACC
• 2025-09-03 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Sold (MLS) $99,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-09 Pending — RACC
• 2025-07-02 Listed $119,500 RACC
• 2024-07-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-23 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-06 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2014-05-02 Sold (MLS) $28,000 RACC
• 2014-02-20 Listed $34,500 RACC
• 2013-05-01 Sold (MLS) $32,500 RACC
• 2013-02-07 Listed $34,500 RACC

Property tax history

+9.5%/yr

Latest (2025): $1,953 · +14.1% YoY. Source: county tax records.