8089 E Skyline Ln · Floral City, FL 34436

$99,700

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 10 Days on market

Built 1973 0.29 ac lot Est $82k · 22% 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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.4/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 1/2 Lots of your OWN land, high and dry with great topography, lovely plants & views. NEW WELL, Pump & Tank went in December of 23. Recent installation of DRAIN FIELD, ELECTRIC SERVICE, WINDOWS & DOORS IN KITCHEN AND BATH, TILE FLOORS IN ENCLOSED BACK PORCH make this a strong contender for full time, weekend or seasonal living. 46 Mile paved Withlacoochee State Bike Trail is just around the corner. Two 10 x 10 utility buildings: One with washer dryer hook ups, still has room for your toys or garden equipment. The second for workshop or storage.

Key facts

• New well pump
• Lush greenery
• Oversized lot

Tags

• OVERSIZED LOT
• LUSH GREENERY
• NEW WELL PUMP
• UPGRADED HEAT PUMP SYSTEM
• NEW REVERSE OSMOSIS SYSTEM
• RECENTLY INSTALLED DRAIN FIELD

Property features AI

Exterior

• Parking: 2 parking spaces total; Attached carport; Concrete driveway
• Utilities: Private well water; Septic tank
• Home design: Manufactured home (single wide); Residential property in the Pine Lake subdivision
• Construction: Metal roof
• Exterior features: Paved road frontage on a county road; No pool

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Water purifier (owned); Water softener (owned); 2 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.0% vs local median 3.6% 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: 144 active listings in the ZIP; 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 $689 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $82k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,700

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.24% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $81,984
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8089 E Skyline Ln	0.00mi	2/1.0	672 (0%)	12mo	$82,000	$122	90
8120 E Emerald Ln	0.08mi	2/2.0	672 (0%)	14mo	$60,000	$89	80
8069 E Penbrook Ln	0.14mi	2/1.0	672 (0%)	21mo	$86,500	$129	76
8108 E Emerald Ln	0.08mi	2/2.0	732 (+9%)	6mo	$72,000	$98	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: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,497
• Equity at exit: $14,866

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $28,368
• Equity at exit: $8,620

Cash invested: $27,916 (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 34436

• Home prices YoY: -3.1%
• Active inventory: 144
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$523
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $308

Break-even live

Break-even rent $846

Max offer price $99,700

Occupancy floor 70%

Sensitivity live

Price	-10% $365	-5% $337	+0% $308	+5% $280	+10% $252
Rent	-10% $211	-5% $260	+0% $308	+5% $357	+10% $406
Rate	-1.0pp $359	-0.5pp $334	base $308	+0.5pp $283	+1.0pp $256

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: $24,925
• Closing costs: $2,991
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $99,700 Active 10 DOM
2. 2026-06-18
   days on market $99,700 Active 9 DOM
3. 2026-06-17
   days on market $99,700 Active 8 DOM
4. 2026-06-16
   days on market $99,700 Active 7 DOM
5. 2026-06-15
   days on market $99,700 Active 6 DOM
6. 2026-06-14
   days on market $99,700 Active 4 DOM
7. 2026-06-13
   days on market $99,700 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $99,700 Active 1 DOM

ⓘ 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: $1,244 · $104/mo
• Projected year-2 tax: $1,244 · $104/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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 20 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: $14,833
• − Mortgage interest: −$5,585
• − Property taxes: −$1,244
• − Insurance: −$498
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,900
• Taxable income: $2,232
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,166/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

• Census place: Floral City, FL
• City population: 8,170
• Population (ZIP): 8,170

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% Two or more races 5% Hispanic / Latino 4% Black 4% Native American 2%
• Common ancestry: Lithuanian 4% Italian 4% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 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: ▼ -12.20%
• Current HPI: 374.4353
• 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

+897.0% since first listed

19 events — show timeline

• 2026-06-09 Listed $99,700 RACC
• 2025-07-01 Sold (Public Records) $82,000 Public Records
• 2025-07-01 Sold (MLS) $82,000 RACC
• 2025-06-05 Pending — RACC
• 2025-05-30 Listed $92,000 RACC
• 2024-12-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-06 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-06 Price Changed $95,000 RACC
• 2024-11-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-04 Price Changed $99,900 RACC
• 2024-09-04 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-29 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-28 Price Changed $105,000 RACC
• 2024-03-27 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-20 Sold (Public Records) $49,000 Public Records
• 2005-03-02 Sold (Public Records) $45,000 Public Records
• 2002-12-02 Sold (Public Records) $25,000 Public Records
• 1980-06-01 Sold (Public Records) $10,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,244 · +131.9% YoY. Source: county tax records.