7749 W Chassahowitzka St · Sugarmill Woods, FL 34448

$119,000

3 bd · 1.5 ba · 720 sqft · Manufactured public records · 182 Days on market

Built 1973 0.33 ac lot Est $90k · 32% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 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

Charming 3BR/1.5BA single-wide mobile home in Homosassa! This updated 720 sq. ft. home features a renovated kitchen, new flooring, brand-new A/C, and new water heater. Property is fully chain-link fenced with plenty of room for pets and toys, plus an RV hookup in the back. Conveniently located near the new Veterans Expressway and near Homosassa’s rivers, springs, and outdoor adventures. Great as a winter home, weekend getaway, or full-time residence! Plenty of room for all the toys.

Key facts

• Brand-new a/c
• New flooring
• New hot water heater

Tags

• RENOVATED KITCHEN
• NEW FLOORING
• BRAND-NEW A/C
• NEW HOT WATER HEATER
• FULLY CHAIN-LINK FENCED
• RV HOOKUP

Property features AI

Finance

• Other: Lot approx. 0.33 acres (120 x 120), paved road access; Living area approximately 720 square feet

Exterior

• Utilities: Well water; Septic tank; Cable available; Electricity available
• Home design: Residential mobile home (single wide); One story; Faces south; Entry level: One
• Construction: Metal siding; Metal roof; Other foundation; Built as single wide mobile home
• Exterior features: Exterior lighting; Private mailbox; Storage

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Partially furnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.0% in Sugarmill Woods — 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 59/100 on livability (#825 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, 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.
• Market conditions: 307 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).
• At $1,734/mo this rent would consume 45% of the median local household income ($46k/yr) (locally 113% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 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 $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $119k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.46% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.65%
• DSCR: 2.01
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $90,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7749 W Chassahowitzka St	0.00mi	3/1.5	720 (0%)	19mo	$75,000	$104	84
11351 S Ann Pt	0.28mi	2/1.0 (-1)	720 (0%)	10mo	$90,000	$125	72

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $16,558
• Equity at exit: $17,743

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $60,618
• Equity at exit: $10,289

Cash invested: $33,320 (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 34448

• Home prices YoY: -26.1%
• Active inventory: 307
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $562

Break-even live

Break-even rent $1,022

Max offer price $119,000

Occupancy floor 63%

Sensitivity live

Price	-10% $630	-5% $596	+0% $562	+5% $529	+10% $495
Rent	-10% $425	-5% $494	+0% $562	+5% $631	+10% $699
Rate	-1.0pp $622	-0.5pp $593	base $562	+0.5pp $532	+1.0pp $500

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7749 W Chassahowitzka St Homosassa, FL	3.0	1.5	720	$1,350	$1.88	18d	1	0.04mi

Listing history 13 events

1. 2026-06-08
   statusdays on marketlisting id $119,000 Pending 182 DOM
2. 2026-05-13
   price $119,000 493-char remark

   Show marketing remark (493 chars)

   Charming 3BR/1.5BA single-wide mobile home in Homosassa! This updated 720 sq. ft. home features a renovated kitchen, new flooring, brand-new A/C, and new water heater. Property is fully chain-link fenced with plenty of room for pets and toys, plus an RV hookup in the back. Conveniently located near the new Veterans Expressway and near Homosassa’s rivers, springs, and outdoor adventures. Great as a winter home, weekend getaway, or full-time residence! Plenty of room for all the toys.

3. 2026-05-13
   price $119,000

   Show marketing remark (493 chars)

   Charming 3BR/1.5BA single-wide mobile home in Homosassa! This updated 720 sq. ft. home features a renovated kitchen, new flooring, brand-new A/C, and new water heater. Property is fully chain-link fenced with plenty of room for pets and toys, plus an RV hookup in the back. Conveniently located near the new Veterans Expressway and near Homosassa’s rivers, springs, and outdoor adventures. Great as a winter home, weekend getaway, or full-time residence! Plenty of room for all the toys.

4. 2026-03-30
   price $125,000 493-char remark

   Show marketing remark (493 chars)

   Charming 3BR/1.5BA single-wide mobile home in Homosassa! This updated 720 sq. ft. home features a renovated kitchen, new flooring, brand-new A/C, and new water heater. Property is fully chain-link fenced with plenty of room for pets and toys, plus an RV hookup in the back. Conveniently located near the new Veterans Expressway and near Homosassa’s rivers, springs, and outdoor adventures. Great as a winter home, weekend getaway, or full-time residence! Plenty of room for all the toys.

5. 2026-03-30
   price $125,000

   Show marketing remark (493 chars)

   Charming 3BR/1.5BA single-wide mobile home in Homosassa! This updated 720 sq. ft. home features a renovated kitchen, new flooring, brand-new A/C, and new water heater. Property is fully chain-link fenced with plenty of room for pets and toys, plus an RV hookup in the back. Conveniently located near the new Veterans Expressway and near Homosassa’s rivers, springs, and outdoor adventures. Great as a winter home, weekend getaway, or full-time residence! Plenty of room for all the toys.

6. 2026-02-02
   price $129,900 493-char remark

   Show marketing remark (493 chars)

   Charming 3BR/1.5BA single-wide mobile home in Homosassa! This updated 720 sq. ft. home features a renovated kitchen, new flooring, brand-new A/C, and new water heater. Property is fully chain-link fenced with plenty of room for pets and toys, plus an RV hookup in the back. Conveniently located near the new Veterans Expressway and near Homosassa’s rivers, springs, and outdoor adventures. Great as a winter home, weekend getaway, or full-time residence! Plenty of room for all the toys.

7. 2026-02-02
   price $129,900

   Show marketing remark (493 chars)

   Charming 3BR/1.5BA single-wide mobile home in Homosassa! This updated 720 sq. ft. home features a renovated kitchen, new flooring, brand-new A/C, and new water heater. Property is fully chain-link fenced with plenty of room for pets and toys, plus an RV hookup in the back. Conveniently located near the new Veterans Expressway and near Homosassa’s rivers, springs, and outdoor adventures. Great as a winter home, weekend getaway, or full-time residence! Plenty of room for all the toys.

8. 2025-11-28
   listed $135,000 Active 493-char remark

   Show marketing remark (493 chars)

   Charming 3BR/1.5BA single-wide mobile home in Homosassa! This updated 720 sq. ft. home features a renovated kitchen, new flooring, brand-new A/C, and new water heater. Property is fully chain-link fenced with plenty of room for pets and toys, plus an RV hookup in the back. Conveniently located near the new Veterans Expressway and near Homosassa’s rivers, springs, and outdoor adventures. Great as a winter home, weekend getaway, or full-time residence! Plenty of room for all the toys.

9. 2025-11-28
   listed $135,000 Active

   Show marketing remark (493 chars)

   Charming 3BR/1.5BA single-wide mobile home in Homosassa! This updated 720 sq. ft. home features a renovated kitchen, new flooring, brand-new A/C, and new water heater. Property is fully chain-link fenced with plenty of room for pets and toys, plus an RV hookup in the back. Conveniently located near the new Veterans Expressway and near Homosassa’s rivers, springs, and outdoor adventures. Great as a winter home, weekend getaway, or full-time residence! Plenty of room for all the toys.

10. 2024-12-09
    soldstatus $75,000
11. 2024-11-15
    soldstatus $75,000 Closed 209-char remark

    Show marketing remark (209 chars)

    Come take a look at this 3 bedroom 1.5 bath singlewide mobile home, fenced lot, 3 sheds, front and back deck, split plan, not in flood zone, paved roads, comes fully furnished, 120x120 lot size, .33 of an acre

12. 2024-10-29
    status Pending 209-char remark

    Show marketing remark (209 chars)

    Come take a look at this 3 bedroom 1.5 bath singlewide mobile home, fenced lot, 3 sheds, front and back deck, split plan, not in flood zone, paved roads, comes fully furnished, 120x120 lot size, .33 of an acre

13. 2024-10-15
    listed $79,900 Active 209-char remark

    Show marketing remark (209 chars)

    Come take a look at this 3 bedroom 1.5 bath singlewide mobile home, fenced lot, 3 sheds, front and back deck, split plan, not in flood zone, paved roads, comes fully furnished, 120x120 lot size, .33 of an acre

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$176/yr (+$15/mo · 21.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $20,813
• − Mortgage interest: −$6,666
• − Property taxes: −$812
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$3,462
• Taxable income: $5,151
• Est. tax owed @ 24.0%: −$1,236
• After-tax cash flow: $5,513/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 — Sugarmill Woods

• Score: 59/100
• State rank: #825
• US rank: #20184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Citrus County · 111,314 people
• City population: 18,797
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,817
• Household income: $45,916
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 113.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -110.27%
• Current HPI: 312.4302
• Rent YoY: —
• Metro: Homosassa Springs, 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

+48.9% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $119,000 RACC
• 2026-05-13 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $125,000 RACC
• 2026-03-30 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $129,900 RACC
• 2026-02-02 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-28 Listed $135,000 RACC
• 2025-11-28 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-09 Sold (Public Records) $75,000 Public Records
• 2024-11-15 Sold (MLS) $75,000 RACC
• 2024-10-29 Pending — RACC
• 2024-10-15 Listed $79,900 RACC

Property tax history

+6.6%/yr

Latest (2025): $812 · +21.9% YoY. Source: county tax records.