7663 CR 247 · Inverness, FL 33538

$250,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 5 Days on market

Built 1981 1.85 ac lot Est $310k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Appreciation +7.5/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Set on a fenced 1.85-acre property shaded by mature oak trees, this versatile 3-bedroom, 2-bath modular home offers a peaceful country setting with abundant space and the added benefit of a detached guest house. A gated metal farm-style entrance welcomes you onto the property, leading directly to the residence where a covered carport provides convenient parking. Through the side entry, you are first greeted by a spacious enclosed sunroom featuring well-kept carpeting, open beam ceilings, and walls of windows that showcase views of the front yard while filling the space with natural light. From there, the home opens into the main living area where vinyl flooring flows throughout much of the interior, complemented by vaulted ceilings that enhance the sense of openness. The living room offers a comfortable gathering space with wide windows overlooking the sunroom, abundant built-in shelving, and a built-in storage closet conveniently positioned near the entry. A flex room is also located near the front of the home and features vinyl flooring, built-in cabinetry, and large windows, making it ideal for a home office, hobby room, or additional living space. Continuing through the home, the dining area maintains the same flooring and vaulted ceiling, creating a seamless flow ideal for everyday living and entertaining. To the right, the kitchen combines functionality and storage with ample cabinetry, solid surface countertops, stainless steel appliances, a dual sink positioned beneath a window overlooking the rear Florida room, a walk-in pantry, and a breakfast bar for casual dining. Positioned toward the front of the home, the primary suite features vinyl flooring, natural light from multiple windows, a walk-in closet, and a spacious en-suite bathroom complete with a white pedestal vanity, built-in wall cabinetry, and a step-in shower with sliding glass doors. Bedroom 2 offers carpet flooring, a walk-in closet, windows for natural light, and private access to the shared bathroom. The guest bathroom showcases an updated design with a decorative framed mirror, single vanity, attractive tile accents, and a tub-shower combination with a sliding glass enclosure and grab bar. Bedroom 3 continues the comfortable layout with carpet flooring, a walk-in closet, windows, and direct access to a covered patio area. At the rear of the home, a spacious Florida room with light tile flooring, built-in bookcases, multiple windows, and double sliding glass doors opens to a raised wooden deck overlooking the backyard, creating a bright transition between indoor and outdoor living. Between the home and carport, a covered porch provides space for grilling, entertaining, plants, or relaxing outdoors. Nearby, the detached guest house adds tremendous versatility, offering its own living room, bedroom, and bathroom, making it well suited for visitors for extended stays. Several storage sheds positioned throughout the property provide ample room for tools, equipment, and outdoor necessities, and a recently added 2024 RV dump station enhances the property's functionality. This property is close to Lake Panasoffkee, where boating, fishing, and waterfront recreation can be enjoyed year-round; the Withlacoochee River, popular for kayaking and wildlife viewing; and the Withlacoochee State Forest, offering opportunities for hiking and outdoor recreation. Interstate 75 is also nearby, providing convenient access to shopping, dining, and surrounding communities.

Key facts

• Vinyl flooring
• Enclosed sunroom
• Gated metal entrance

Tags

• FENCED PROPERTY
• DETACHED GUEST HOUSE
• GATED METAL ENTRANCE
• ENCLOSED SUNROOM
• VINYL FLOORING
• VAULTED CEILINGS

Property features AI

Finance

• Other: Homestead exempt; Zoned RR5; One well and one septic system
• HOA & community: No association; Pets allowed

Exterior

• Parking: Covered parking; RV carport; 2-car carport
• Utilities: Well water; Septic tank; Broadband / high-speed internet available; Cable available; Electricity available; Fiber optics available; Propane available; Water available
• Home design: Modular home; Single-story; Attached property; Faces southwest
• Construction: Metal siding; Vinyl siding; Other roof; Crawl space foundation; Completed condition; Built on approximately 1.85-acre lot
• Exterior features: Enclosed patio/porch; Front porch; Rear porch; Patio; Sliding doors; Outdoor storage; Shed(s); Guest house; Board, wire, and wood fencing; Landscaped grounds; Wooded areas; Conservation area; Oversized lot

Interior

• Kitchen: Dishwasher; Range hood; Refrigerator; Water filtration system; Water purifier; Water softener; Solid surface counters
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Open floor plan; Solid surface counters; Vaulted ceilings; Walk-in closets; Aluminum window frames; Blinds and drapes; Bonus room; Florida room
• Laundry & utility: Inside laundry room; Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (37.2% below list).
• Recommended offer: $157k (37.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#564 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Sumter (rural): math 61% / reading 61% proficiency, ranked #11 of 73 in FL (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wildwood Elementary School (math 49% / reading 52%, grade D+, #1,055 of 2,144 statewide, top 50%, 940 students, 76% FRL); Wildwood Middle/ High School (math 29% / reading 41%, grade F, #379 of 667 statewide, top 58%, 843 students, 63% FRL) — zoned schools average 69% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 43% at this address vs 61% district-wide (-18 pts) — the specific schools serving this property underperform the Sumter average; the district grade overstates school quality for this exact location.
• Market conditions: 86 active listings in the ZIP; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (5.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $120k; list at $250k implies a 108% 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,982 (37.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.63% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $309,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6500 County Road 248 N	0.40mi	3/2.0	1,512 (+5%)	2mo	$325,000	$215	71
6200 CR 248n	0.72mi	3/2.0	1,344 (-7%)	13mo	$165,000	$123	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.59×
• Total profit: $41,008
• Equity at exit: $141,480

10-year hold

• IRR: 10.8%
• Equity multiple: 2.97×
• Total profit: $137,983
• Equity at exit: $244,018

Cash invested: $70,000 (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 33538

• Home prices YoY: 1.5%
• Active inventory: 86
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-256

Break-even live

Break-even rent $1,894

Max offer price $204,748

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-185	+0% $-256	+5% $-327	+10% $-398
Rent	-10% $-380	-5% $-318	+0% $-256	+5% $-194	+10% $-132
Rate	-1.0pp $-130	-0.5pp $-193	base $-256	+0.5pp $-321	+1.0pp $-387

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-13
   status $250,000 Pending 5 DOM
2. 2026-06-10
   days on market $250,000 Active 5 DOM
3. 2026-06-09
   days on market $250,000 Active 4 DOM
4. 2026-06-08
   days on market $250,000 Active 3 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $250,000 Active 2 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: $973 · $81/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,102/yr (+$92/mo · 113.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,838
• − Mortgage interest: −$14,004
• − Property taxes: −$973
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$7,273
• Taxable loss: −$7,676
• Est. tax savings @ 24.0%: +$1,842
• After-tax cash flow: $-1,232/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: Sumter
• NCES district ID: 1201800
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $48,240
• Composite: 51.74/100
• National rank: #1682
• State rank: #11 of 73 in FL

Livability — Inverness

• Score: 67/100
• State rank: #564
• US rank: #10791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,748

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 161,172 people
• By 2030: 180,083 · +11.7%
• By 2040: 209,892 · +30.2%
• By 2050: 234,186 · +45.3%
• By 2075: 284,602 · +76.6%
• By 2100: 317,039 · +96.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 7% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Sumter

• 2024 margin: Solid R (+37.6) · D 30.9% · R 68.6%
• 2008→2024 swing: -10.6pp toward R · 2008: -27.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+36.1 2016: R+39.2 2012: R+34.9 2008: R+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.99%
• Current HPI: 329.8431
• 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

+437.6% since first listed

4 events — show timeline

• 2026-06-05 Listed $250,000 HCAR
• 2026-06-05 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-08 Sold (Public Records) $120,000 Public Records
• 2004-05-03 Sold (Public Records) $46,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $973 · +38.8% YoY. Source: county tax records.