6716 W Riverbend Rd · Citrus Springs, FL 34433

$335,000

3 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 214 Days on market

Built 1994 1.04 ac lot Est $390k · 14% under

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Why this score? — see what drove the D+ 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).

• ARV discount +13.9/15.0
• Cash flow +12.2/30.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.8/10.0

Listing remarks MLS

Sweetened Fresh NEW PRICE! This Beautiful Pool Home, sets on 1 Acre Fenced and Gated and in a desirable location, now with an Improved Price. This Amazing Home offers exceptional value with NO HOA, NO Flood Zone! It's a Tastefully Updated 3 bdrm, 2 bth, Sparkling Inground Pool (Heated, Screened-in, Salt System), includes Living room, Dining room and Huge Florida room and with Lake Rousseau views! Other Amazing Features include: New 20 x 30 Outbuilding, New Water Heater with "Smart System", New LVP flooring, New Concrete driveway, 2 car Carport with workshop, Engineer Report, Mini-split HVAC in home for additional energy efficiency. Updated Items: Windows and Doors, Duct work, Insulation, Vinyl Siding and Skirting, Gutters w/ leaf guards, Drain field and Septic lid, Dishwasher, Reverse Osmosis, Water Softener System. Public Boat ramp nearby.

Key facts

• Outbuilding
• New water heater
• Inground pool

Tags

• RENOVATED POOL HOME
• INGROUND POOL
• HEATED SCREENED-IN ENCLOSURE
• SALT SYSTEM
• OUTBUILDING
• NEW WATER HEATER

Property features AI

Finance

• Other: Private heated in-ground fiberglass saltwater pool with screen enclosure; Lake view (Lake Rousseau) — no direct water access; Lot is paved and on a public maintained asphalt road; Lot approximately 1.04 acres (dimensions 123 x 376); Living area approximately 1,960 square feet; Property zoned CLRMH

Exterior

• Parking: Covered parking; Driveway; Off-street parking; Boat parking; Workshop in garage; Carport with 2 spaces
• Utilities: Well water; Septic tank; Cable connected; Electricity connected
• Home design: Residential manufactured home (double wide); One story; Faces north
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built by Homes of Merit
• Exterior features: Deck; Rain gutters; Storage; Shed(s); Workshop

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator; Kitchen reverse osmosis system
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air; Mini-split unit(s)
• Interior features: Ceiling fans; Solid surface counters; Walk-in closet(s); Drapes; Wood-burning fireplace
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $335k.

Deal economics

• At list price, monthly cash flow is $-68 ($-811/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (25.4% below list).
• Recommended offer: $250k (25.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#521 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities 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: Citrus Springs Elementary School (math 52% / reading 48%, grade D+, #1,070 of 2,144 statewide, top 51%, 817 students, 71% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 642 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $25k; list at $335k implies a 1240% 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; moderate 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 $250,000 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $390,040
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6716 W Riverbend Rd	0.00mi	3/2.0	1,960 (0%)	0mo	$318,000	$162	100
11526 N Rock Ave	0.18mi	3/2.5	1,860 (-5%)	10mo	$370,000	$199	73

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-58,719
• Equity at exit: $49,950

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-57,201
• Equity at exit: $28,965

Cash invested: $93,800 (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 34433

• Home prices YoY: -1.8%
• Active inventory: 642
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-68

Break-even live

Break-even rent $2,586

Max offer price $323,061

Occupancy floor 98%

Sensitivity live

Price	-10% $122	-5% $27	+0% $-68	+5% $-162	+10% $-257
Rent	-10% $-265	-5% $-166	+0% $-68	+5% $31	+10% $130
Rate	-1.0pp $101	-0.5pp $18	base $-68	+0.5pp $-154	+1.0pp $-243

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13550 Highway 40 E Dunnellon, FL	3.0	2.0	1350	$2,500	$1.85	21d	1	1.42mi

Listing history 12 events

1. 2026-05-20
   status Pending 864-char remark

   Show marketing remark (864 chars)

   Sweetened Fresh NEW PRICE! This Beautiful Pool Home, sets on 1 Acre Fenced and Gated and in a desirable location, now with an Improved Price. This Amazing Home offers exceptional value with NO HOA, NO Flood Zone! It's a Tastefully Updated 3 bdrm, 2 bth, Sparkling Inground Pool (Heated, Screened-in, Salt System), includes Living room, Dining room and Huge Florida room and with Lake Rousseau views! Other Amazing Features include: New 20 x 30 Outbuilding, New Water Heater with "Smart System", New LVP flooring, New Concrete driveway, 2 car Carport with workshop, Engineer Report, Mini-split HVAC in home for additional energy efficiency. Updated Items: Windows and Doors, Duct work, Insulation, Vinyl Siding and Skirting, Gutters w/ leaf guards, Drain field and Septic lid, Dishwasher, Reverse Osmosis, Water Softener System. Public Boat ramp nearby.

2. 2026-05-20
   status Pending

   Show marketing remark (864 chars)

   Sweetened Fresh NEW PRICE! This Beautiful Pool Home, sets on 1 Acre Fenced and Gated and in a desirable location, now with an Improved Price. This Amazing Home offers exceptional value with NO HOA, NO Flood Zone! It's a Tastefully Updated 3 bdrm, 2 bth, Sparkling Inground Pool (Heated, Screened-in, Salt System), includes Living room, Dining room and Huge Florida room and with Lake Rousseau views! Other Amazing Features include: New 20 x 30 Outbuilding, New Water Heater with "Smart System", New LVP flooring, New Concrete driveway, 2 car Carport with workshop, Engineer Report, Mini-split HVAC in home for additional energy efficiency. Updated Items: Windows and Doors, Duct work, Insulation, Vinyl Siding and Skirting, Gutters w/ leaf guards, Drain field and Septic lid, Dishwasher, Reverse Osmosis, Water Softener System. Public Boat ramp nearby.

3. 2026-03-23
   price $335,000

   Show marketing remark (864 chars)

   Sweetened Fresh NEW PRICE! This Beautiful Pool Home, sets on 1 Acre Fenced and Gated and in a desirable location, now with an Improved Price. This Amazing Home offers exceptional value with NO HOA, NO Flood Zone! It's a Tastefully Updated 3 bdrm, 2 bth, Sparkling Inground Pool (Heated, Screened-in, Salt System), includes Living room, Dining room and Huge Florida room and with Lake Rousseau views! Other Amazing Features include: New 20 x 30 Outbuilding, New Water Heater with "Smart System", New LVP flooring, New Concrete driveway, 2 car Carport with workshop, Engineer Report, Mini-split HVAC in home for additional energy efficiency. Updated Items: Windows and Doors, Duct work, Insulation, Vinyl Siding and Skirting, Gutters w/ leaf guards, Drain field and Septic lid, Dishwasher, Reverse Osmosis, Water Softener System. Public Boat ramp nearby.

4. 2026-03-23
   price $335,000 864-char remark

   Show marketing remark (864 chars)

   Sweetened Fresh NEW PRICE! This Beautiful Pool Home, sets on 1 Acre Fenced and Gated and in a desirable location, now with an Improved Price. This Amazing Home offers exceptional value with NO HOA, NO Flood Zone! It's a Tastefully Updated 3 bdrm, 2 bth, Sparkling Inground Pool (Heated, Screened-in, Salt System), includes Living room, Dining room and Huge Florida room and with Lake Rousseau views! Other Amazing Features include: New 20 x 30 Outbuilding, New Water Heater with "Smart System", New LVP flooring, New Concrete driveway, 2 car Carport with workshop, Engineer Report, Mini-split HVAC in home for additional energy efficiency. Updated Items: Windows and Doors, Duct work, Insulation, Vinyl Siding and Skirting, Gutters w/ leaf guards, Drain field and Septic lid, Dishwasher, Reverse Osmosis, Water Softener System. Public Boat ramp nearby.

5. 2026-01-22
   price $344,000

   Show marketing remark (864 chars)

   Sweetened Fresh NEW PRICE! This Beautiful Pool Home, sets on 1 Acre Fenced and Gated and in a desirable location, now with an Improved Price. This Amazing Home offers exceptional value with NO HOA, NO Flood Zone! It's a Tastefully Updated 3 bdrm, 2 bth, Sparkling Inground Pool (Heated, Screened-in, Salt System), includes Living room, Dining room and Huge Florida room and with Lake Rousseau views! Other Amazing Features include: New 20 x 30 Outbuilding, New Water Heater with "Smart System", New LVP flooring, New Concrete driveway, 2 car Carport with workshop, Engineer Report, Mini-split HVAC in home for additional energy efficiency. Updated Items: Windows and Doors, Duct work, Insulation, Vinyl Siding and Skirting, Gutters w/ leaf guards, Drain field and Septic lid, Dishwasher, Reverse Osmosis, Water Softener System. Public Boat ramp nearby.

6. 2026-01-22
   price $344,000 864-char remark

   Show marketing remark (864 chars)

   Sweetened Fresh NEW PRICE! This Beautiful Pool Home, sets on 1 Acre Fenced and Gated and in a desirable location, now with an Improved Price. This Amazing Home offers exceptional value with NO HOA, NO Flood Zone! It's a Tastefully Updated 3 bdrm, 2 bth, Sparkling Inground Pool (Heated, Screened-in, Salt System), includes Living room, Dining room and Huge Florida room and with Lake Rousseau views! Other Amazing Features include: New 20 x 30 Outbuilding, New Water Heater with "Smart System", New LVP flooring, New Concrete driveway, 2 car Carport with workshop, Engineer Report, Mini-split HVAC in home for additional energy efficiency. Updated Items: Windows and Doors, Duct work, Insulation, Vinyl Siding and Skirting, Gutters w/ leaf guards, Drain field and Septic lid, Dishwasher, Reverse Osmosis, Water Softener System. Public Boat ramp nearby.

7. 2025-10-18
   listed $350,000 Active
8. 2025-10-17
   listed $350,000 Active 864-char remark

   Show marketing remark (864 chars)

   Sweetened Fresh NEW PRICE! This Beautiful Pool Home, sets on 1 Acre Fenced and Gated and in a desirable location, now with an Improved Price. This Amazing Home offers exceptional value with NO HOA, NO Flood Zone! It's a Tastefully Updated 3 bdrm, 2 bth, Sparkling Inground Pool (Heated, Screened-in, Salt System), includes Living room, Dining room and Huge Florida room and with Lake Rousseau views! Other Amazing Features include: New 20 x 30 Outbuilding, New Water Heater with "Smart System", New LVP flooring, New Concrete driveway, 2 car Carport with workshop, Engineer Report, Mini-split HVAC in home for additional energy efficiency. Updated Items: Windows and Doors, Duct work, Insulation, Vinyl Siding and Skirting, Gutters w/ leaf guards, Drain field and Septic lid, Dishwasher, Reverse Osmosis, Water Softener System. Public Boat ramp nearby.

9. 2015-04-01
   soldstatus $25,000 447-char remark

   Show marketing remark (447 chars)

   Bank owned 3 bedroom 2 bath double wide mobile with addition close to the Lake Rousseau area. It's situated on a fenced 1 acre of property and a paved road. Attached 2 car carport with storage. In ground pool. It's going to need work and ideal for the handy person. Convenient location near Lake Rousseau and easy access to both Crystal River and Dunnellon area for boating and fishing. Realtors please see agent comments for presenting contracts.

10. 2015-02-18
    listed $29,900 447-char remark

    Show marketing remark (447 chars)

    Bank owned 3 bedroom 2 bath double wide mobile with addition close to the Lake Rousseau area. It's situated on a fenced 1 acre of property and a paved road. Attached 2 car carport with storage. In ground pool. It's going to need work and ideal for the handy person. Convenient location near Lake Rousseau and easy access to both Crystal River and Dunnellon area for boating and fishing. Realtors please see agent comments for presenting contracts.

11. 2005-05-13
    soldstatus $81,000
12. 1997-12-01
    soldstatus $60,000

ⓘ 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: $1,755 · $146/mo
• Projected year-2 tax: $2,780 · $232/mo
• Expected delta: +$1,026/yr (+$85/mo · 58.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$18,765
• − Property taxes: −$1,755
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$9,745
• Taxable loss: −$6,740
• Est. tax savings @ 24.0%: +$1,618
• After-tax cash flow: $807/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 — Citrus Springs

• Score: 68/100
• State rank: #521
• US rank: #9598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,730
• Population (ZIP): 8,218

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 13%
• Hispanic origin (detail): Puerto Rican 6% Cuban 1%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 90% English-only · Spanish 9% Other Indo-European 1%

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: ▼ -6.35%
• Current HPI: 340.9844
• 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

+458.3% since first listed

12 events — show timeline

• 2026-05-20 Pending — RACC
• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $335,000 RACC
• 2026-01-22 Price Changed $344,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $344,000 RACC
• 2025-10-18 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Listed $350,000 RACC
• 2015-04-01 Sold (MLS) $25,000 RACC
• 2015-02-18 Listed $29,900 RACC
• 2005-05-13 Sold (Public Records) $81,000 Public Records
• 1997-12-01 Sold (Public Records) $60,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,755 · +12.1% YoY. Source: county tax records.