5332 South Crossing Ct · Inverness Highlands South, FL 34452

$79,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 53 Days on market

Built 1973 0.42 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This mobile home was recently renovated inside. All new berber carpet and new vinyl throughout. Big living room allows room for a sofa bed. Windows allow lots of light to brighten up the inside. Just under a half acre property is located in a very private and country setting. Located on a dead end street means very little traffic. Will make a great home, a weekend retreat, a rental, or a good investment. Take a look at this one, won t last long!New A/C heat unit and wellpump tank installed this year. Financing available. Call for details.

Key facts

• Vintage character
• Generous lot
• Fully fenced yard

Tags

• FULLY FENCED YARD
• GENEROUS LOT
• VINTAGE CHARACTER

Property features AI

Finance

• Other: Zoning: LDRMH
• Financial info: Annual tax information available
• HOA & community: Subdivision: Sportsmans Retreat

Exterior

• Parking: Paved parking; Driveway; Unpaved parking areas
• Security: Information not provided
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured home (single wide)
• Construction: Metal roof; Mobile home dimensions approximately 12 ft wide by 56 ft long
• Exterior features: Wood and wire fencing; Rectangular lot; Paved road access

Interior

• Kitchen: No appliances listed for the kitchen
• Bedrooms: Information not provided
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Information not provided
• Interior features: No built-in appliances listed
• Laundry & utility: Information not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 5.0% in Inverness Highlands South — 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 68/100 on livability (#508 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, health & safety C-, amenities 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: Pleasant Grove Elementary School (math 61% / reading 58%, grade B-, #690 of 2,144 statewide, top 34%, 621 students, 67% FRL); Inverness Middle School (math 52% / reading 48%, grade C, #254 of 571 statewide, top 45%, 1,017 students, 60% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 260 active listings in the ZIP; 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $42k; list at $79k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.71% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.96%
• DSCR: 2.33
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.2%
• Equity multiple: 1.82×
• Total profit: $18,179
• Equity at exit: $11,779

10-year hold

• IRR: 28.4%
• Equity multiple: 3.52×
• Total profit: $55,844
• Equity at exit: $6,830

Cash invested: $22,120 (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 34452

• Home prices YoY: -25.2%
• Active inventory: 260
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $486

Break-even live

Break-even rent $738

Max offer price $79,000

Occupancy floor 59%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $79,000 Active 53 DOM
2. 2026-06-18
   days on market $79,000 Active 52 DOM
3. 2026-06-17
   days on market $79,000 Active 51 DOM
4. 2026-06-16
   days on market $79,000 Active 50 DOM
5. 2026-06-15
   days on market $79,000 Active 49 DOM
6. 2026-06-14
   days on market $79,000 Active 47 DOM
7. 2026-06-13
   days on market $79,000 Active 46 DOM
8. 2026-06-09
   days on market $79,000 Active 43 DOM
9. 2026-06-08
   days on market $79,000 Active 42 DOM
10. 2026-06-07
    days on market $79,000 Active 41 DOM
11. 2026-06-03
    days on market $79,000 Active 37 DOM
12. 2026-06-02
    days on market $79,000 Active 36 DOM
13. 2026-06-01
    days on market $79,000 Active 35 DOM
14. 2026-05-31
    days on market $79,000 Active 34 DOM
15. 2026-05-30
    days on market $79,000 Active 33 DOM
16. 2026-04-27
    listed $79,000 Active
17. 2006-10-27
    soldstatus $42,000 546-char remark

    Show marketing remark (546 chars)

    This mobile home was recently renovated inside. All new berber carpet and new vinyl throughout. Big living room allows room for a sofa bed. Windows allow lots of light to brighten up the inside. Just under a half acre property is located in a very private and country setting. Located on a dead end street means very little traffic. Will make a great home, a weekend retreat, a rental, or a good investment. Take a look at this one, won t last long!New A/C heat unit and wellpump tank installed this year. Financing available. Call for details.

18. 2006-01-12
    listed $49,900 546-char remark

    Show marketing remark (546 chars)

    This mobile home was recently renovated inside. All new berber carpet and new vinyl throughout. Big living room allows room for a sofa bed. Windows allow lots of light to brighten up the inside. Just under a half acre property is located in a very private and country setting. Located on a dead end street means very little traffic. Will make a great home, a weekend retreat, a rental, or a good investment. Take a look at this one, won t last long!New A/C heat unit and wellpump tank installed this year. Financing available. Call for details.

19. 2003-02-14
    soldstatus $18,000
20. 2003-02-10
    soldstatus $15,000 110-char remark

    Show marketing remark (110 chars)

    Nice starter or retirement home. Country living but close to town. Has been remodeled. Vacant - move right in.

21. 2002-09-08
    listed $15,000 110-char remark

    Show marketing remark (110 chars)

    Nice starter or retirement home. Country living but close to town. Has been remodeled. Vacant - move right in.

22. 1999-03-15
    soldstatus $10,000
23. 1989-04-01
    soldstatus $7,000

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $837 · $70/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $16,240
• − Mortgage interest: −$4,425
• − Property taxes: −$837
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$2,298
• Taxable income: $4,889
• Est. tax owed @ 24.0%: −$1,173
• After-tax cash flow: $4,656/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 — Inverness Highlands South

• Score: 68/100
• State rank: #508
• US rank: #9372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inverness Highlands South, FL
• Population (ZIP): 13,729

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% Hispanic / Latino 9% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica, Dominican Republic
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -105.43%
• Current HPI: 312.8871
• 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

+1028.6% since first listed

8 events — show timeline

• 2026-04-27 Listed $79,000 RACC
• 2006-10-27 Sold (MLS) $42,000 RACC
• 2006-01-12 Listed $49,900 RACC
• 2003-02-14 Sold (Public Records) $18,000 Public Records
• 2003-02-10 Sold (MLS) $15,000 HCAR
• 2002-09-08 Listed $15,000 HCAR
• 1999-03-15 Sold (Public Records) $10,000 Public Records
• 1989-04-01 Sold (Public Records) $7,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $837 · +7.2% YoY. Source: county tax records.