7120 S Sesame Street Ter · Sugarmill Woods, FL 34446

$129,900

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 189 Days on market

Built 1978 10,841 sqft 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your Homosassa getaway! This adorable 2-bedroom, 1-bath home is perfectly positioned near the area’s popular waterfront restaurants, boating, fishing, shopping, and endless outdoor adventures. Whether you’re looking for a full-time residence, weekend escape, vacation rental, or investment opportunity, this property checks all the boxes. Step inside to find a move-in-ready home that comes fully furnished—making your transition effortless. Outside, the spacious yard offers plenty of room to create your own backyard oasis, with space for a pool, entertaining area, or additional outdoor storage. A detached shed provides convenient room for tools, fishing gear, golf

Key facts

• Spacious yard
• Handy shed
• Attached carport

Tags

• FULLY FURNISHED
• HANDY SHED
• SPACIOUS YARD
• ATTACHED CARPORT

Property features AI

Finance

• Financial info: Annual tax information available (not included per instructions)

Exterior

• Parking: 2 total parking spaces; Attached carport; Driveway; Concrete surfaces
• Utilities: Private well water; Septic tank sewer
• Home design: Residential mobile home (single wide); One level
• Construction: Wood siding; Metal roof
• Exterior features: Outdoor pool (also listed as none); Level lot; Paved road frontage on a county road

Interior

• Kitchen: Gas cooktop, Gas oven, Microwave
• Bedrooms: Mobile home with bedroom count not listed
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Ductless cooling
• Interior features: Dryer and Washer; Gas cooktop and gas oven; Microwave
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.0% in Sugarmill Woods — 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 59/100 on livability (#825 in FL) — a working-class tenant base; expect higher turnover. 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: Homosassa Elementary School (math 62% / reading 47%, grade C, #892 of 2,144 statewide, top 44%, 411 students, 78% FRL); Crystal River Middle School (math 49% / reading 47%, grade C-, #286 of 571 statewide, top 50%, 900 students, 64% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• 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 $898 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 189 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $130k implies a 441% 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; moderate 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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 1978 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.15% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.19%
• DSCR: 1.54
• GRM: 7.3

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,750
• Equity at exit: $19,369

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $23,349
• Equity at exit: $11,231

Cash invested: $36,372 (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 34446

• Home prices YoY: -10.4%
• Active inventory: 582
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $303

Break-even live

Break-even rent $1,107

Max offer price $129,900

Occupancy floor 75%

Sensitivity live

Price	-10% $376	-5% $340	+0% $303	+5% $266	+10% $229
Rent	-10% $185	-5% $244	+0% $303	+5% $362	+10% $421
Rate	-1.0pp $368	-0.5pp $336	base $303	+0.5pp $269	+1.0pp $235

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $129,900 Active 189 DOM
2. 2026-06-18
   days on market $129,900 Active 188 DOM
3. 2026-06-17
   days on market $129,900 Active 187 DOM
4. 2026-06-16
   days on market $129,900 Active 186 DOM
5. 2026-06-15
   days on market $129,900 Active 185 DOM
6. 2026-06-14
   days on market $129,900 Active 183 DOM
7. 2026-06-13
   days on market $129,900 Active 182 DOM
8. 2026-06-09
   days on market $129,900 Active 179 DOM
9. 2026-06-08
   days on market $129,900 Active 178 DOM
10. 2026-06-03
    days on market $129,900 Active 173 DOM
11. 2026-06-02
    days on market $129,900 Active 172 DOM
12. 2026-06-01
    days on market $129,900 Active 171 DOM
13. 2026-05-31
    days on market $129,900 Active 170 DOM
14. 2026-05-30
    days on market $129,900 Active 169 DOM
15. 2026-05-19
    status Active
16. 2026-05-19
    historical
17. 2026-05-09
    price $129,900
18. 2026-03-23
    price $135,000
19. 2025-12-10
    listed $140,000 Active
20. 1997-04-17
    soldstatus $24,000

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$207/yr (+$17/mo · 23.8%)

ⓘ 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 (shaded) · 98% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 25 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: $17,883
• − Mortgage interest: −$7,276
• − Property taxes: −$871
• − Insurance: −$1,447
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$3,779
• Taxable income: $1,648
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $3,239/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 — Sugarmill Woods

• Score: 59/100
• State rank: #825
• US rank: #20184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugarmill Woods, FL
• County: Citrus County · 111,314 people
• City population: 18,797
• 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

+441.2% since first listed

6 events — show timeline

• 2026-05-19 Relisted — RACC
• 2026-05-19 Delisted — RACC
• 2026-05-09 Price Changed $129,900 RACC
• 2026-03-23 Price Changed $135,000 RACC
• 2025-12-10 Listed $140,000 RACC
• 1997-04-17 Sold (Public Records) $24,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $871 · +14.5% YoY. Source: county tax records.