6498 W Rosedale Dr · Homosassa Springs, FL 34448

$249,000

4 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 10 Days on market

Built 2011 0.66 ac lot Est $234k · 6% over

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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).

• Cash flow +16.0/30.0
• DSCR +5.0/10.0
• ARV discount +4.6/15.0
• Schools +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to your own private retreat in Homosassa! Nestled on a generous 0.66-acre lot and surrounded by mature trees, this charming 3-bedroom, 2-bath home offers the perfect blend of privacy, comfort, and convenience. Best of all, it comes completely furnished—just bring your suitcase and start enjoying the Florida lifestyle! Inside, you'll find a spacious and inviting floor plan with plenty of storage throughout. The oversized primary suite is a true escape, featuring a large walk-in closet, dual vanities, a relaxing garden tub, and a separate shower. The convenient indoor laundry room adds everyday functionality, while the well-designed layout provides comfortable living spaces

Key facts

• Plenty of storage
• 0.66-acre lot
• Spacious floor plan

Tags

• 0.66-ACRE LOT
• MATURE TREES
• SPACIOUS FLOOR PLAN
• PLENTY OF STORAGE
• OVERSIZED PRIMARY SUITE
• LARGE WALK-IN CLOSET

Property features AI

Exterior

• Parking: Concrete driveway
• Security: Security system
• Utilities: Private well water; Septic tank
• Home design: Manufactured home (double wide); One story
• Construction: Asphalt shingle roof
• Exterior features: Exterior lighting; Shed(s); Cleared, level lot; Paved road frontage on a county road

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central electric air conditioning
• Interior features: Eat-in kitchen; Laminate counters; Walk-in closet(s); Blinds and window treatments; Furnished
• Laundry & utility: Washer; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $58 ($697/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (13.2% below list).
• Recommended offer: $216k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#391 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime 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: Rock Crusher Elementary School (math 70% / reading 56%, grade B, #582 of 2,144 statewide, top 28%, 665 students, 68% FRL); Lecanto Middle School (math 49% / reading 49%, grade C-, #265 of 571 statewide, top 48%, 809 students, 55% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 56% FRL track the district average.
• 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 $2,161/mo this rent would consume 56% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $249k implies a 1560% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,117 (13.2% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.87% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $234,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6409 W Grant St	0.26mi	4/2.0	1,612 (+3%)	10mo	$214,000	$133	74
3241 S Edgeworth Ter	0.44mi	3/2.0 (-1)	1,389 (-11%)	3mo	$189,900	$137	54
2840 S Pine Ridge Ave	0.49mi	3/2.0 (-1)	1,404 (-10%)	3mo	$167,500	$119	53
6589 W Rosedale Dr	0.15mi	3/2.0 (-1)	1,344 (-14%)	15mo	$235,000	$175	52
6910 W Rosedale Dr	0.45mi	3/2.0 (-1)	1,420 (-9%)	11mo	$259,900	$183	50
6981 W Grant St	0.57mi	3/2.0 (-1)	1,760 (+13%)	3mo	$264,900	$151	44
3524 S Westmoreland Dr	0.65mi	3/2.0 (-1)	1,352 (-13%)	5mo	$195,000	$144	39
7058 W Jackson Ln	0.60mi	3/2.0 (-1)	1,404 (-10%)	23mo	$210,000	$150	32
2961 S Woodbine Ave	0.58mi	3/2.0 (-1)	1,767 (+13%)	22mo	$279,900	$158	27

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-36,661
• Equity at exit: $37,127

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-27,208
• Equity at exit: $21,529

Cash invested: $69,720 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$173 /mo · $2,079/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $58

Break-even live

Break-even rent $2,088

Max offer price $249,000

Occupancy floor 92%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3844 S Swan Ter Homosassa, FL	3.0	2.0	1172	$1,800	$1.54	21d	1	0.54mi

Listing history 9 events

1. 2026-06-19
   days on market $249,000 Active 10 DOM
2. 2026-06-18
   days on market $249,000 Active 9 DOM
3. 2026-06-17
   days on market $249,000 Active 8 DOM
4. 2026-06-16
   days on market $249,000 Active 7 DOM
5. 2026-06-15
   days on market $249,000 Active 6 DOM
6. 2026-06-14
   days on market $249,000 Active 4 DOM
7. 2026-06-13
   days on market $249,000 Active 3 DOM
8. 2026-06-10
   remarks 693-char remark
9. 2026-06-10
   listed $249,000 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: $2,079 · $173/mo
• Projected year-2 tax: $2,079 · $173/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $25,934
• − Mortgage interest: −$13,948
• − Property taxes: −$2,079
• − Insurance: −$2,042
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$7,244
• Taxable loss: −$3,529
• Est. tax savings @ 24.0%: +$847
• After-tax cash flow: $1,544/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 — Homosassa Springs

• Score: 71/100
• State rank: #391
• US rank: #6877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homosassa Springs, FL
• County: Citrus County · 111,314 people
• 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

+1560.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $249,000 RACC
• 1987-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,079 · +8.4% YoY. Source: county tax records.