3249 S Calais Ter · Homosassa Springs, FL 34448

$154,900

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 188 Days on market

Built 1972 6,262 sqft lot Est $174k · 11% under

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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 +28.2/30.0
• ARV discount +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +6.5/10.0
• 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

Quaint and comfortable 3 bedroom, 2 bathroom home tucked away on a private lot in Homosassa. The home offers a cozy, easy-living layout with a comfortable living area and functional kitchen with Stainless steel appliances. Recent updates include a metal roof that has been cleaned and sealed, newer HVAC unit, and updated electrical panel. A separate utility room provides convenient access with washer and dryer included. Outside, enjoy a peaceful setting with a newer storage shed and a well-maintained yard. A great option for a full-time residence, seasonal home, or investment property in a quiet location close to local amenities.

Key facts

• Private lot
• Metal roof
• Newer hvac unit

Tags

• PRIVATE LOT
• STAINLESS STEEL APPLIANCES
• METAL ROOF
• NEWER HVAC UNIT
• UPDATED ELECTRICAL PANEL
• SEPARATE UTILITY ROOM

Property features AI

Finance

• HOA & community: No association reported

Exterior

• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: Residential mobile home (single wide); One level; West-facing
• Construction: Metal roof; Other construction materials; Other foundation
• Exterior features: Storage

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Other interior features; 4 total rooms
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 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: 311 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $1,784/mo this rent would consume 47% 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 $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.15% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.56%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $174,384
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6394 W Beaumont Ln	0.20mi	3/2.0 (+1)	1,153 (+14%)	10mo	$200,000	$173	54
6594 W Grant St	0.42mi	3/2.0 (+1)	1,152 (+14%)	9mo	$184,000	$160	44

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $6,049
• Equity at exit: $23,096

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $45,194
• Equity at exit: $13,393

Cash invested: $43,372 (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: 311
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,784 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $490

Break-even live

Break-even rent $1,163

Max offer price $154,900

Occupancy floor 68%

Sensitivity live

Price	-10% $578	-5% $534	+0% $490	+5% $446	+10% $402
Rent	-10% $349	-5% $420	+0% $490	+5% $561	+10% $631
Rate	-1.0pp $568	-0.5pp $530	base $490	+0.5pp $450	+1.0pp $409

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	22d	1	0.72mi
5353 W Customer Ct Lecanto, FL	2.0	1.5	912	$1,350	$1.48	22d	1	1.34mi

Listing history 18 events

1. 2026-06-21
   days on market $154,900 Active 188 DOM
2. 2026-06-19
   days on market $154,900 Active 186 DOM
3. 2026-06-18
   days on market $154,900 Active 185 DOM
4. 2026-06-17
   days on market $154,900 Active 184 DOM
5. 2026-06-16
   days on market $154,900 Active 183 DOM
6. 2026-06-15
   days on market $154,900 Active 182 DOM
7. 2026-06-14
   days on market $154,900 Active 180 DOM
8. 2026-06-13
   days on market $154,900 Active 179 DOM
9. 2026-06-09
   days on market $154,900 Active 176 DOM
10. 2026-06-08
    days on market $154,900 Active 175 DOM
11. 2026-06-03
    days on market $154,900 Active 170 DOM
12. 2026-06-02
    days on market $154,900 Active 169 DOM
13. 2026-06-01
    days on market $154,900 Active 168 DOM
14. 2026-05-31
    days on market $154,900 Active 167 DOM
15. 2026-05-30
    days on market $154,900 Active 166 DOM
16. 2026-04-20
    price $154,900
17. 2025-12-15
    listed $160,000 Active
18. 2022-11-29
    soldstatus $125,000

ⓘ 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: $505 · $42/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$780/yr (+$65/mo · 154.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $21,404
• − Mortgage interest: −$8,677
• − Property taxes: −$505
• − Insurance: −$774
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$4,506
• Taxable income: $3,516
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $5,038/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

+23.9% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-29 Sold (Public Records) $125,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $505 · +14.9% YoY. Source: county tax records.