5464 S Wilson Pt · Homosassa Springs, FL 34446

$150,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 141 Days on market

Built 1981 0.50 ac lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of rural living in this beautifully updated single wide manufactured home, nestled on a generous half-acre lot in Homosassa right near the heart of Crystal River, Florida. Perfectly positioned between Tampa and Ocala, this property offers the tranquility of the countryside with convenient access to urban amenities. Zoning allows for chickens, ducks, rabbits, even pigeon or quail! Step inside to find a home that has been thoughtfully refreshed, blending modern updates with cozy comfort. The interiors feature inviting living spaces, updated finishes, and plenty of natural light. Whether you’re starting out, downsizing, or searching for a weekend retreat, this home is move-in ready and waiting for your personal touch. Outside, the half-acre lot provides ample space for gardening, outdoor hobbies, keeping of chickens or other pets, or simply enjoying the serene surroundings. Zoned rural, the possibilities here are endless—dream of adding a workshop, parking your RV, or even expanding your outdoor living area. See attachment for zoning regulations. Located just a short drive from Crystal River’s renowned springs, world-class fishing, and vibrant downtown, this home lets you embrace the best of Florida’s laid-back lifestyle. Don’t miss your chance to own an updated gem in a peaceful, sought-after location!

Key facts

• Updated finishes
• Half acre lot
• World class fishing

Tags

• HALF ACRE LOT
• ZONING ALLOWS FOR CHICKENS
• UPDATED FINISHES
• AMPLE SPACE FOR GARDENING
• WORLD CLASS FISHING

Property features AI

Finance

• Other: Total acreage: 1/2 to less than 1 acre; Lot dimensions approximately 129 x 168 (dirt road access); One well and one septic on the property; Unfurnished
• HOA & community: No HOA/association

Exterior

• Utilities: Well water; Septic tank; Cable available; Sewer connected; Water connected
• Home design: Manufactured home (single wide); Residential property; One story; Faces southeast; Entry level: One
• Construction: Vinyl siding; Membrane and metal roof options; Crawlspace foundation; Built as a single-wide manufactured home
• Exterior features: Deck; Front porch; Private mailbox; Shade shutters; Wire fencing; Cleared lot; Oversized lot; Pasture; Street dead-end

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Water filtration system
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Central heating; Central air conditioning
• Interior features: Kitchen and family room combined; Living room and dining room combined; Open floorplan; Solid surface counters; Thermostat; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/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 $148k (1.2% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.9% in Homosassa Springs — 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 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: Lecanto Primary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 820 students, 63% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 582 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $70k; list at $150k implies a 114% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $63,336
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5371 W Starburst Ln	0.53mi	2/1.0	728 (0%)	3mo	$63,000	$87	73
5442 S Oldfield Ave	0.12mi	2/1.0	672 (-8%)	23mo	$80,000	$119	63
4939 W Foxhill Ln	0.42mi	2/1.5	784 (+8%)	4mo	$140,000	$179	62
5711 W Thomas Ct	0.43mi	2/1.0	784 (+8%)	6mo	$29,000	$37	62
5085 S Pastel Pt	0.41mi	2/1.5	784 (+8%)	16mo	$103,000	$131	53
5175 W Winter Sun Ln	0.63mi	2/2.0	784 (+8%)	1mo	$39,000	$50	53
5407 W Richland Ln	0.70mi	3/2.0 (+1)	784 (+8%)	5mo	$53,000	$68	42

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-10,027
• Equity at exit: $22,365

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $9,565
• Equity at exit: $12,969

Cash invested: $42,000 (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 34446

• Home prices YoY: -10.4%
• Active inventory: 582
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$97 /mo · $1,170/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $225

Break-even live

Break-even rent $1,198

Max offer price $150,000

Occupancy floor 80%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $150,000 Active 141 DOM
2. 2026-06-18
   days on market $150,000 Active 140 DOM
3. 2026-06-17
   days on market $150,000 Active 139 DOM
4. 2026-06-16
   days on market $150,000 Active 138 DOM
5. 2026-06-15
   days on market $150,000 Active 137 DOM
6. 2026-06-14
   days on market $150,000 Active 135 DOM
7. 2026-06-13
   days on market $150,000 Active 134 DOM
8. 2026-06-09
   days on market $150,000 Active 131 DOM
9. 2026-06-08
   days on market $150,000 Active 130 DOM
10. 2026-06-03
    days on market $150,000 Active 125 DOM
11. 2026-06-02
    days on market $150,000 Active 124 DOM
12. 2026-06-01
    days on market $150,000 Active 123 DOM
13. 2026-05-31
    days on market $150,000 Active 122 DOM
14. 2026-05-30
    days on market $150,000 Active 121 DOM
15. 2026-04-21
    listed $150,000 Active 1370-char remark

    Show marketing remark (1370 chars)

    Discover the charm of rural living in this beautifully updated single wide manufactured home, nestled on a generous half-acre lot in Homosassa right near the heart of Crystal River, Florida. Perfectly positioned between Tampa and Ocala, this property offers the tranquility of the countryside with convenient access to urban amenities. Zoning allows for chickens, ducks, rabbits, even pigeon or quail! Step inside to find a home that has been thoughtfully refreshed, blending modern updates with cozy comfort. The interiors feature inviting living spaces, updated finishes, and plenty of natural light. Whether you’re starting out, downsizing, or searching for a weekend retreat, this home is move-in ready and waiting for your personal touch. Outside, the half-acre lot provides ample space for gardening, outdoor hobbies, keeping of chickens or other pets, or simply enjoying the serene surroundings. Zoned rural, the possibilities here are endless—dream of adding a workshop, parking your RV, or even expanding your outdoor living area. See attachment for zoning regulations. Located just a short drive from Crystal River’s renowned springs, world-class fishing, and vibrant downtown, this home lets you embrace the best of Florida’s laid-back lifestyle. Don’t miss your chance to own an updated gem in a peaceful, sought-after location!

16. 2026-01-29
    listed $150,000 Active
17. 2025-11-18
    price $160,000
18. 2025-10-15
    price $179,000
19. 2025-07-18
    price $200,000
20. 2021-06-07
    soldstatus $70,000
21. 2020-01-02
    historical
22. 2019-12-06
    listed $20,000

ⓘ 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: $1,170 · $97/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$75/yr (+$6/mo · 6.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $17,792
• − Mortgage interest: −$8,402
• − Property taxes: −$1,170
• − Insurance: −$750
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$4,364
• Taxable income: $260
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,634/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): 19,102
• Household income: $58,802
• Rent vs Own: 6.9% rent · 93.1% own
• Severe rent burden: 121.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -32.11%
• Current HPI: 277.2576
• 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

+650.0% since first listed

8 events — show timeline

• 2026-04-21 Listed $150,000 RACC
• 2026-01-29 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $160,000 RACC
• 2025-10-15 Price Changed $179,000 RACC
• 2025-07-18 Price Changed $200,000 RACC
• 2021-06-07 Sold (Public Records) $70,000 Public Records
• 2020-01-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-12-06 Listed $20,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.4%/yr

Latest (2025): $1,170 · +17.7% YoY. Source: county tax records.