8931 S Berkshire Ave · Floral City, FL 34452

$125,000

2 bd · 2.0 ba · 1,356 sqft · Manufactured public records · 37 Days on market

Built 1976 1.17 ac lot Est $231k · 46% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two Bedroom 2 Bath Doublewide. Very large rooms and good closet space. Very quiet location in Popular Heatherwood. 1.17 Acre Lot that is fenced, attached carport and shed. Partially furnished.

Key facts

• Existing septic tank
• Paved road
• Cleared lot

Tags

• CLEARED LOT
• OVER AN ACRE
• COMPLETELY FENCED
• EXISTING WELL
• EXISTING SEPTIC TANK
• PAVED ROAD

Property features AI

Exterior

• Parking: Attached carport; Driveway; Paved and unpaved parking areas; Total of 1 parking space
• Utilities: Private well water
• Home design: Manufactured home (double wide); One level
• Construction: Asphalt shingle roof
• Exterior features: Cleared and wooded lot; County road frontage; Paved road access

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Carpet and vinyl flooring; No built-in appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.4% in Floral City — 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 67/100 on livability (#573 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; 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: Floral City Elementary School (math 47% / reading 52%, grade D, #1,088 of 2,144 statewide, top 53%, 389 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: 262 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $65k; list at $125k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.36% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.67%
• DSCR: 1.79
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $230,520
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8833 S Berkshire Ave	0.10mi	3/2.0 (+1)	1,352 (-0%)	13mo	$229,900	$170	79
3715 E Highpoint Ln	0.20mi	3/2.0 (+1)	1,512 (+12%)	21mo	$225,000	$149	48
9108 S Longbranch Ave	0.20mi	3/2.0 (+1)	1,186 (-12%)	23mo	$265,000	$223	46

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: 9.1%
• Equity multiple: 1.36×
• Total profit: $12,568
• Equity at exit: $18,638

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $53,219
• Equity at exit: $10,808

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 34452

• Home prices YoY: -25.2%
• Active inventory: 262
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $515

Break-even live

Break-even rent $1,048

Max offer price $125,000

Occupancy floor 65%

Sensitivity live

Price	-10% $586	-5% $551	+0% $515	+5% $480	+10% $445
Rent	-10% $381	-5% $448	+0% $515	+5% $582	+10% $650
Rate	-1.0pp $578	-0.5pp $547	base $515	+0.5pp $483	+1.0pp $450

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8954 S Deerstalker Ter Inverness, FL	3.0	1.0	1311	$1,700	$1.30	22d	1	0.21mi

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 37 DOM
2. 2026-06-19
   days on market $125,000 Active 35 DOM
3. 2026-06-18
   days on market $125,000 Active 34 DOM
4. 2026-06-17
   days on market $125,000 Active 33 DOM
5. 2026-06-16
   days on market $125,000 Active 32 DOM
6. 2026-06-15
   days on market $125,000 Active 31 DOM
7. 2026-06-14
   days on market $125,000 Active 29 DOM
8. 2026-06-13
   days on market $125,000 Active 28 DOM
9. 2026-06-09
   days on market $125,000 Active 25 DOM
10. 2026-06-08
    days on market $125,000 Active 24 DOM
11. 2026-06-07
    days on market $125,000 Active 23 DOM
12. 2026-06-03
    days on market $125,000 Active 19 DOM
13. 2026-06-02
    days on market $125,000 Active 18 DOM
14. 2026-06-01
    days on market $125,000 Active 17 DOM
15. 2026-05-31
    days on market $125,000 Active 16 DOM
16. 2026-05-30
    days on market $125,000 Active 15 DOM
17. 2026-05-15
    listed $125,000 Active
18. 2019-04-02
    soldstatus $65,000
19. 2019-04-01
    soldstatus $69,000 192-char remark

    Show marketing remark (192 chars)

    Two Bedroom 2 Bath Doublewide. Very large rooms and good closet space. Very quiet location in Popular Heatherwood. 1.17 Acre Lot that is fenced, attached carport and shed. Partially furnished.

20. 2018-11-30
    listed $69,000 192-char remark

    Show marketing remark (192 chars)

    Two Bedroom 2 Bath Doublewide. Very large rooms and good closet space. Very quiet location in Popular Heatherwood. 1.17 Acre Lot that is fenced, attached carport and shed. Partially furnished.

21. 1988-10-01
    soldstatus $37,500

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $1,441 · $120/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$7,002
• − Property taxes: −$1,441
• − Insurance: −$625
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$3,636
• Taxable income: $4,432
• Est. tax owed @ 24.0%: −$1,064
• After-tax cash flow: $5,120/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 — Floral City

• Score: 67/100
• State rank: #573
• US rank: #10898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,170
• Population (ZIP): 13,729

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica, Dominican Republic
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -105.43%
• Current HPI: 312.8871
• 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

+233.3% since first listed

5 events — show timeline

• 2026-05-15 Listed $125,000 RACC
• 2019-04-02 Sold (Public Records) $65,000 Public Records
• 2019-04-01 Sold (MLS) $69,000 RACC
• 2018-11-30 Listed $69,000 RACC
• 1988-10-01 Sold (Public Records) $37,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,441 · +13.1% YoY. Source: county tax records.