2757 Kingswood Cir · Garden Grove, FL 34604

$160,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 141 Days on market

Built 1990 7,307 sqft lot Est $206k · 22% under $125/mo HOA · 6% of rent

---

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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.8/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 2-bedroom, 2-bath manufactured home, ideally located in a tucked-away 55+ community where residents truly love where they live—and rarely leave. Set in a quiet, established neighborhood, this home offers a comfortable and functional layout designed for easy living. The split bedroom plan provides privacy for both owners and guests, while the open living areas create a warm, inviting space to relax or entertain. What truly sets this home apart is the community itself—a close-knit, peaceful environment known for long-term residents, pride of ownership, and a welcoming atmosphere. Neighbors become friends, and many choose to stay for years, a true testament to the lifestyle this community offers. Whether you're looking to downsize, simplify, or enjoy a more relaxed pace of life, this home presents an excellent opportunity to become part of a sought-after 55+ neighborhood that people are proud to call home. Schedule your private showing and see why so many residents choose to stay.

Key facts

• Open living areas
• Split bedroom plan
• Quiet neighborhood

Tags

• SPLIT BEDROOM PLAN
• OPEN LIVING AREAS
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Total monthly association fees reported as $125; Total annual association fees reported as $1,500; Unfurnished
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $125) — fee is required and association approval is required; Association amenities include clubhouse, pool, shuffleboard court; Association fee includes pool and trash; Senior community; Pets allowed (cats and dogs); Deed restrictions; Golf carts allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Manufactured home (double wide); One story; Faces northwest; Residential property
• Construction: Frame construction; Shingle roof; Pillar/post/pier foundation; Building area reported as 2,344 sq ft
• Exterior features: Paved road access; Lot approximately 0.16 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo
• Laundry & utility: Laundry room

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 $464 ($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: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#667 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Hernando (suburban): math 50% / reading 50% proficiency, ranked #38 of 73 in FL (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.6%/yr); 196 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).

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.
• Hernando County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y 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 $135k; 19% 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.28% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $205,504
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18059 Carrolwood Dr	0.10mi	3/2.0	1,404 (+4%)	1mo	$177,500	$126	88
2457 Ivywood Dr	0.06mi	3/2.0	1,512 (+12%)	3mo	$185,000	$122	75
18112 Nicholas Ave	0.40mi	3/2.0	1,440 (+6%)	7mo	$259,900	$180	65
3258 Kentucky St	0.47mi	3/2.0	1,248 (-8%)	7mo	$189,900	$152	59

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $876
• Equity at exit: $23,857

10-year hold

• IRR: 8.7%
• Equity multiple: 1.62×
• Total profit: $27,797
• Equity at exit: $13,834

Cash invested: $44,800 (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 34604

• Home prices YoY: -23.4%
• Rents YoY: 1.6%
• Active inventory: 196
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,053 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$67
• HOA: −$125
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $464

Break-even live

Break-even rent $1,465

Max offer price $160,000

Occupancy floor 72%

Sensitivity live

Price	-10% $555	-5% $510	+0% $464	+5% $419	+10% $374
Rent	-10% $302	-5% $383	+0% $464	+5% $545	+10% $626
Rate	-1.0pp $545	-0.5pp $505	base $464	+0.5pp $423	+1.0pp $381

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18043 Ferry Ave Brooksville, FL	3.0	2.0	1493	$1,800	$1.21	25d	1	0.45mi
286 Cherry Birch LN Masaryktown, FL	3.0	1.0–2.0	964	$1,898	$1.97	0d	44	1.49mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 46 events

1. 2026-06-18
   days on market $160,000 Active 141 DOM
2. 2026-06-17
   days on market $160,000 Active 140 DOM
3. 2026-06-16
   days on market $160,000 Active 139 DOM
4. 2026-06-15
   days on market $160,000 Active 138 DOM
5. 2026-06-13
   days on market $160,000 Active 136 DOM
6. 2026-06-13
   days on market $160,000 Active 135 DOM
7. 2026-06-09
   days on market $160,000 Active 132 DOM
8. 2026-06-08
   days on market $160,000 Active 131 DOM
9. 2026-06-07
   days on market $160,000 Active 130 DOM
10. 2026-06-04
    days on market $160,000 Active 127 DOM
11. 2026-06-03
    days on market $160,000 Active 126 DOM
12. 2026-06-02
    days on market $160,000 Active 125 DOM
13. 2026-06-01
    days on market $160,000 Active 124 DOM
14. 2026-05-31
    days on market $160,000 Active 123 DOM
15. 2026-01-28
    listed $160,000 Active 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to this well-maintained 2-bedroom, 2-bath manufactured home, ideally located in a tucked-away 55+ community where residents truly love where they live—and rarely leave. Set in a quiet, established neighborhood, this home offers a comfortable and functional layout designed for easy living. The split bedroom plan provides privacy for both owners and guests, while the open living areas create a warm, inviting space to relax or entertain. What truly sets this home apart is the community itself—a close-knit, peaceful environment known for long-term residents, pride of ownership, and a welcoming atmosphere. Neighbors become friends, and many choose to stay for years, a true testament to the lifestyle this community offers. Whether you're looking to downsize, simplify, or enjoy a more relaxed pace of life, this home presents an excellent opportunity to become part of a sought-after 55+ neighborhood that people are proud to call home. Schedule your private showing and see why so many residents choose to stay.

16. 2026-01-28
    listed $160,000 Active

    Show marketing remark (1036 chars)

    Welcome to this well-maintained 2-bedroom, 2-bath manufactured home, ideally located in a tucked-away 55+ community where residents truly love where they live—and rarely leave. Set in a quiet, established neighborhood, this home offers a comfortable and functional layout designed for easy living. The split bedroom plan provides privacy for both owners and guests, while the open living areas create a warm, inviting space to relax or entertain. What truly sets this home apart is the community itself—a close-knit, peaceful environment known for long-term residents, pride of ownership, and a welcoming atmosphere. Neighbors become friends, and many choose to stay for years, a true testament to the lifestyle this community offers. Whether you're looking to downsize, simplify, or enjoy a more relaxed pace of life, this home presents an excellent opportunity to become part of a sought-after 55+ neighborhood that people are proud to call home. Schedule your private showing and see why so many residents choose to stay.

17. 2026-01-09
    historical
18. 2025-11-07
    listed $165,000 Active
19. 2025-07-07
    historical
20. 2025-04-04
    price $165,000
21. 2025-04-03
    price $165,000
22. 2025-02-25
    status Active
23. 2025-01-09
    price $167,000
24. 2025-01-08
    price $167,000
25. 2024-11-18
    price $172,000
26. 2024-11-18
    price $172,000
27. 2024-10-24
    status Active
28. 2024-10-24
    status Active
29. 2024-09-25
    status Pending
30. 2024-09-25
    status Pending
31. 2024-09-25
    historical
32. 2024-09-25
    historical
33. 2024-09-20
    status Active
34. 2024-09-10
    status Active
35. 2024-09-03
    status Pending
36. 2024-09-03
    status Pending
37. 2024-08-19
    price $174,900
38. 2024-08-19
    listed $180,000 Active
39. 2024-08-18
    price $174,900
40. 2024-08-15
    listed $180,000 Active
41. 2023-06-19
    soldstatus $135,000
42. 2023-06-05
    soldstatus $135,000 Closed
43. 2023-04-06
    status Pending
44. 2023-03-19
    listed $135,000 Active
45. 2021-01-14
    soldstatus $62,000
46. 1990-09-01
    soldstatus $10,000

ⓘ 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: $1,520 · $127/mo
• Projected year-2 tax: $1,520 · $127/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,634
• − Mortgage interest: −$8,962
• − Property taxes: −$1,520
• − Insurance: −$800
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − HOA: −$1,500
• − Depreciation: −$4,655
• Taxable income: $3,255
• Est. tax owed @ 24.0%: −$781
• After-tax cash flow: $4,791/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: Hernando
• NCES district ID: 1200810
• Math proficiency: 50% ▼ -8.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $41,985
• Composite: 42.03/100
• National rank: #3329
• State rank: #38 of 73 in FL

Livability — Garden Grove

• Score: 64/100
• State rank: #667
• US rank: #13693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden Grove, FL
• County: Hernando County · 169,677 people
• City population: 13,964
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 13,642
• Household income: $84,833
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 142.0

Population outlook (Hernando County) Hauer SSP2

• Today (2025): 189,218 people
• By 2030: 194,367 · +2.7%
• By 2040: 203,398 · +7.5%
• By 2050: 209,589 · +10.8%
• By 2075: 218,452 · +15.4%
• By 2100: 205,923 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 10% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Hernando

• 2024 margin: Solid R (+37.0) · D 31.1% · R 68.2%
• 2008→2024 swing: -33.5pp toward R · 2008: -3.6pp · 2024: -37.0pp
• All cycles: 2024: R+37.0 2020: R+30.2 2016: R+29.0 2012: R+8.5 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.38%
• Current HPI: 276.4751
• Rent YoY: ▲ 1.61%
• Metro: Tampa-St. Petersburg-Clearwater, 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

+1500.0% since first listed

32 events — show timeline

• 2026-01-28 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Listed $160,000 HCAR
• 2026-01-09 Listing Removed — HCAR
• 2025-11-07 Listed $165,000 HCAR
• 2025-07-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-04 Price Changed $165,000 HCAR
• 2025-04-03 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-25 Relisted — HCAR
• 2025-01-09 Price Changed $167,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-08 Price Changed $167,000 HCAR
• 2024-11-18 Price Changed $172,000 HCAR
• 2024-11-18 Price Changed $172,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-10-24 Relisted — HCAR
• 2024-09-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-25 Pending — HCAR
• 2024-09-25 Listing Removed — HCAR
• 2024-09-25 Listing Removed — HCAR
• 2024-09-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-10 Relisted — HCAR
• 2024-09-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-03 Pending — HCAR
• 2024-08-19 Price Changed $174,900 HCAR
• 2024-08-19 Listed $180,000 HCAR
• 2024-08-18 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2024-08-15 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-19 Sold (Public Records) $135,000 Public Records
• 2023-06-05 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-19 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-14 Sold (Public Records) $62,000 Public Records
• 1990-09-01 Sold (Public Records) $10,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $1,520 · -0.7% YoY. Source: county tax records.