8955 S Lakeshore Dr · Floral City, FL 34436

$135,000

2 bd · 1.0 ba · 890 sqft · SingleFamily public records · 24 Days on market

Built 1952 0.71 ac lot Est $145k · 7% under

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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 +22.3/30.0
• ARV discount +10.6/15.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Honey stop the car! This is the one! Wood cabin on Bradley Lake. Large almost 3/4 of an acre lot. NO HOA / NO CDD - Bring all your toys. Tons of room for your RV and Boat. Workshop on property and additional storage shed. Water front property with room to build a fishing doc and/or private fishing pier. Large fire pit near the lake - great for entertaining. Enjoy a beautiful sunset and lake view on your screened in front porch. Close to shopping, restaurants and easy access to Hwy 75. Won't last

Key facts

• Water front property
• Fishing dock
• No cdd

Tags

• LARGE LOT
• NO HOA
• NO CDD
• WORKSHOP
• WATER FRONT PROPERTY
• FISHING DOCK

Property features AI

Finance

• Other: Property type: Residential, single family; Lot approximately 0.71 acre (approx. 130 x 323); Dirt road access; Furnished; One septic system; Storage and workshop structures on property
• HOA & community: No association; Pets allowed (cats and dogs)

Exterior

• Parking: Carport with 2 covered spaces; Golf cart parking; Guest parking; RV access/parking
• Utilities: Public water (private lake noted); Septic tank; Electricity connected; Cable available; Phone available; Broadband/high-speed internet available; Water connected
• Home design: Single family residence; One story; South-facing; Completed condition; Homestead exempt
• Construction: Frame construction; Metal roof; Crawlspace foundation; Built on an oversized, sloped lot
• Exterior features: Awnings; Fire pit; Outdoor grill; Storage; Workshop; On waterfront (lakefront on Bradley Lake) with lake access and lake view

Interior

• Kitchen: Refrigerator; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Linoleum; Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Space heater; Wall/window AC unit(s)
• Interior features: Open floorplan; Solid wood cabinets; Wood-framed windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $223 ($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 $130k (3.7% below list).
• Recommended offer: $130k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL).
• Market conditions: 144 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 24 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $40k; list at $135k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $130,000 (3.7% below list)

Questions for the listing agent

1. Built in 1952 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.96% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $145,070
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8955 S Lakeshore Dr	0.00mi	2/1.5	890 (0%)	0mo	$100,000	$112	98
8281 S Lake Consuella Dr	0.70mi	2/2.0	912 (+2%)	15mo	$149,000	$163	46
7959 E Jonke Ct	0.49mi	2/1.0	768 (-14%)	10mo	$112,200	$146	46
9675 S Buckskin Ave	0.71mi	2/1.0	988 (+11%)	23mo	$230,000	$233	29

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-7,754
• Equity at exit: $20,129

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $11,267
• Equity at exit: $11,672

Cash invested: $37,800 (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 34436

• Home prices YoY: -3.1%
• Active inventory: 144
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $223

Break-even live

Break-even rent $1,018

Max offer price $135,000

Occupancy floor 78%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9381 S Istachatta Rd Floral City, FL	2.0	1.0	1098	$1,300	$1.18	20d	1	1.13mi

Listing history 8 events

1. 2026-05-22
   status Pending
2. 2026-05-22
   status Active
3. 2026-05-18
   status Pending 500-char remark

   Show marketing remark (500 chars)

   Honey stop the car! This is the one! Wood cabin on Bradley Lake. Large almost 3/4 of an acre lot. NO HOA / NO CDD - Bring all your toys. Tons of room for your RV and Boat. Workshop on property and additional storage shed. Water front property with room to build a fishing doc and/or private fishing pier. Large fire pit near the lake - great for entertaining. Enjoy a beautiful sunset and lake view on your screened in front porch. Close to shopping, restaurants and easy access to Hwy 75. Won't last

4. 2026-05-18
   status Pending

   Show marketing remark (500 chars)

   Honey stop the car! This is the one! Wood cabin on Bradley Lake. Large almost 3/4 of an acre lot. NO HOA / NO CDD - Bring all your toys. Tons of room for your RV and Boat. Workshop on property and additional storage shed. Water front property with room to build a fishing doc and/or private fishing pier. Large fire pit near the lake - great for entertaining. Enjoy a beautiful sunset and lake view on your screened in front porch. Close to shopping, restaurants and easy access to Hwy 75. Won't last

5. 2026-04-24
   listed $135,000 Active

   Show marketing remark (500 chars)

   Honey stop the car! This is the one! Wood cabin on Bradley Lake. Large almost 3/4 of an acre lot. NO HOA / NO CDD - Bring all your toys. Tons of room for your RV and Boat. Workshop on property and additional storage shed. Water front property with room to build a fishing doc and/or private fishing pier. Large fire pit near the lake - great for entertaining. Enjoy a beautiful sunset and lake view on your screened in front porch. Close to shopping, restaurants and easy access to Hwy 75. Won't last

6. 2026-04-24
   listed $135,000 Active 500-char remark

   Show marketing remark (500 chars)

   Honey stop the car! This is the one! Wood cabin on Bradley Lake. Large almost 3/4 of an acre lot. NO HOA / NO CDD - Bring all your toys. Tons of room for your RV and Boat. Workshop on property and additional storage shed. Water front property with room to build a fishing doc and/or private fishing pier. Large fire pit near the lake - great for entertaining. Enjoy a beautiful sunset and lake view on your screened in front porch. Close to shopping, restaurants and easy access to Hwy 75. Won't last

7. 2008-02-28
   soldstatus $40,000 56-char remark

   Show marketing remark (56 chars)

   This home and property is a fixer-uper to be sold as is.

8. 2007-12-22
   listed $46,400 56-char remark

   Show marketing remark (56 chars)

   This home and property is a fixer-uper to be sold as is.

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$639/yr (+$53/mo · 132.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 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: $15,600
• − Mortgage interest: −$7,562
• − Property taxes: −$482
• − Insurance: −$675
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,927
• Taxable income: $458
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $2,562/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

+190.9% since first listed

8 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Pending — RACC
• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $135,000 RACC
• 2026-04-24 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2008-02-28 Sold (MLS) $40,000 RACC
• 2007-12-22 Listed $46,400 RACC

Property tax history

+7.0%/yr

Latest (2025): $482 · +14.4% YoY. Source: county tax records.