5494 S Oldfield Ave · Homosassa Springs, FL 34446

$149,000

2 bd · 1.5 ba · 784 sqft · Manufactured public records · 61 Days on market

Built 1982 0.71 ac 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• 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 MLS

Experience the gold standard of energy efficiency in Homosassa! This stunning property features a new 2025 60-mil TPO membrane roof a premium, white-reflective system designed to slash cooling costs and provide superior leak protection. Relax in the spacious, newly added Florida room, which is outfitted with high-efficiency argon gas double-pane windows. Inside, the home shines with new flooring, all-new fixtures, and a modern kitchen with butcher block counters. Major mechanicals are solid with updated 2021 electrical and a 2019 AC (serviced 2025). All this on nearly 3/4 of an acre with a 14x20 powered workshop and two storage sheds. Move in with total peace of mind!

Key facts

• New flooring
• Modern kitchen
• All-new fixtures

Tags

• NEW TPO MEMBRANE ROOF
• NEWLY ADDED FLORIDA ROOM
• NEW FLOORING
• ALL-NEW FIXTURES
• MODERN KITCHEN
• BUTCHER BLOCK COUNTERS

Property features AI

Finance

• Other: Unfurnished; Living area approximately 784 square feet
• HOA & community: No association reported

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable available; Electricity connected
• Home design: Manufactured single-wide home; One story; South-facing
• Construction: Metal siding; Membrane and metal roof; Crawlspace foundation; Built on 0.71-acre lot (approx. 100 x 311)
• Exterior features: Hurricane shutters; Rain gutters; Chain link and wood fencing; Public maintained paved asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Heat pump; Central air
• Interior features: Thermostat; Crawl space
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Lecanto Primary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 820 students, 63% 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 54% FRL track the district average.
• Market conditions: 586 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $1k 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 61 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $149k implies a 86% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $79,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5711 W Thomas Ct	0.32mi	2/1.0	784 (0%)	6mo	$29,000	$37	78
4939 W Foxhill Ln	0.54mi	2/1.5	784 (0%)	4mo	$140,000	$179	72
5615 W Thomas Ct	0.23mi	2/1.5	840 (+7%)	11mo	$150,000	$179	68
5085 S Pastel Pt	0.42mi	2/1.5	784 (0%)	16mo	$103,000	$131	68
5175 W Winter Sun Ln	0.70mi	2/2.0	784 (0%)	1mo	$39,000	$50	64
5240 S Teresa Pt	0.37mi	2/2.0	840 (+7%)	10mo	$55,000	$65	60
5371 W Starburst Ln	0.56mi	2/1.0	728 (-7%)	3mo	$63,000	$87	58
5407 W Richland Ln	0.72mi	3/2.0 (+1)	784 (0%)	5mo	$53,000	$68	55
5325 S Thrasher Ave	0.60mi	2/2.0	840 (+7%)	6mo	$149,900	$178	53
5442 S Oldfield Ave	0.06mi	2/1.0	672 (-14%)	23mo	$80,000	$119	52
5096 W Starburst Ln	0.62mi	2/2.0	840 (+7%)	13mo	$52,000	$62	46
5108 W Field St	0.50mi	2/1.5	868 (+11%)	20mo	$87,500	$101	42

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-9,164
• Equity at exit: $22,216

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $11,234
• Equity at exit: $12,883

Cash invested: $41,720 (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: 586
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $236

Break-even live

Break-even rent $1,200

Max offer price $149,000

Occupancy floor 79%

Sensitivity live

Price	-10% $320	-5% $278	+0% $236	+5% $193	+10% $151
Rent	-10% $117	-5% $176	+0% $236	+5% $295	+10% $354
Rate	-1.0pp $311	-0.5pp $274	base $236	+0.5pp $197	+1.0pp $158

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   remarks 693-char remark
2. 2026-06-21
   days on market $149,000 Active 61 DOM
3. 2026-06-19
   days on market $149,000 Active 59 DOM
4. 2026-06-18
   price $149,000 Active 58 DOM
5. 2026-06-18
   days on market $159,000 Active 58 DOM
6. 2026-06-17
   days on market $159,000 Active 57 DOM
7. 2026-06-16
   days on market $159,000 Active 56 DOM
8. 2026-06-15
   days on market $159,000 Active 55 DOM
9. 2026-06-14
   days on market $159,000 Active 53 DOM
10. 2026-06-13
    days on market $159,000 Active 52 DOM
11. 2026-06-09
    days on market $159,000 Active 49 DOM
12. 2026-06-08
    days on market $159,000 Active 48 DOM
13. 2026-06-07
    pricedays on market $159,000 Active 47 DOM
14. 2026-06-03
    days on market $184,000 Active 43 DOM
15. 2026-06-02
    days on market $184,000 Active 42 DOM
16. 2026-06-01
    days on market $184,000 Active 41 DOM
17. 2026-05-31
    days on market $184,000 Active 40 DOM
18. 2026-05-30
    days on market $184,000 Active 39 DOM
19. 2026-05-11
    price $184,000 676-char remark

    Show marketing remark (676 chars)

    Experience the gold standard of energy efficiency in Homosassa! This stunning property features a new 2025 60-mil TPO membrane roof a premium, white-reflective system designed to slash cooling costs and provide superior leak protection. Relax in the spacious, newly added Florida room, which is outfitted with high-efficiency argon gas double-pane windows. Inside, the home shines with new flooring, all-new fixtures, and a modern kitchen with butcher block counters. Major mechanicals are solid with updated 2021 electrical and a 2019 AC (serviced 2025). All this on nearly 3/4 of an acre with a 14x20 powered workshop and two storage sheds. Move in with total peace of mind!

20. 2026-05-11
    price $184,000

    Show marketing remark (676 chars)

    Experience the gold standard of energy efficiency in Homosassa! This stunning property features a new 2025 60-mil TPO membrane roof a premium, white-reflective system designed to slash cooling costs and provide superior leak protection. Relax in the spacious, newly added Florida room, which is outfitted with high-efficiency argon gas double-pane windows. Inside, the home shines with new flooring, all-new fixtures, and a modern kitchen with butcher block counters. Major mechanicals are solid with updated 2021 electrical and a 2019 AC (serviced 2025). All this on nearly 3/4 of an acre with a 14x20 powered workshop and two storage sheds. Move in with total peace of mind!

21. 2026-04-21
    listed $199,000 Active
22. 2026-03-29
    listed $199,000 Active 676-char remark

    Show marketing remark (676 chars)

    Experience the gold standard of energy efficiency in Homosassa! This stunning property features a new 2025 60-mil TPO membrane roof a premium, white-reflective system designed to slash cooling costs and provide superior leak protection. Relax in the spacious, newly added Florida room, which is outfitted with high-efficiency argon gas double-pane windows. Inside, the home shines with new flooring, all-new fixtures, and a modern kitchen with butcher block counters. Major mechanicals are solid with updated 2021 electrical and a 2019 AC (serviced 2025). All this on nearly 3/4 of an acre with a 14x20 powered workshop and two storage sheds. Move in with total peace of mind!

23. 2025-04-02
    soldstatus $80,000
24. 2025-03-26
    soldstatus $80,000 Closed 451-char remark

    Show marketing remark (451 chars)

    Looking for a place that's livable and affordable, but needs some TLC and not in a flood zone?? Here's something to check out!! On almost 3/4 of an acre with a large, fenced back yard. There's a nice 14x20 work shop with electric plus two 8x8 utility sheds for plenty of storage options. Room for a pool, a garden and the family pets!! Maybe some chickens too!! Lots of possibilities here!! REPLACED 200AMP PANEL, METER & POLE 2021, New AC 2019

25. 2025-03-11
    status Pending 451-char remark

    Show marketing remark (451 chars)

    Looking for a place that's livable and affordable, but needs some TLC and not in a flood zone?? Here's something to check out!! On almost 3/4 of an acre with a large, fenced back yard. There's a nice 14x20 work shop with electric plus two 8x8 utility sheds for plenty of storage options. Room for a pool, a garden and the family pets!! Maybe some chickens too!! Lots of possibilities here!! REPLACED 200AMP PANEL, METER & POLE 2021, New AC 2019

26. 2025-03-03
    price $89,900 451-char remark

    Show marketing remark (451 chars)

    Looking for a place that's livable and affordable, but needs some TLC and not in a flood zone?? Here's something to check out!! On almost 3/4 of an acre with a large, fenced back yard. There's a nice 14x20 work shop with electric plus two 8x8 utility sheds for plenty of storage options. Room for a pool, a garden and the family pets!! Maybe some chickens too!! Lots of possibilities here!! REPLACED 200AMP PANEL, METER & POLE 2021, New AC 2019

27. 2025-02-12
    listed $94,500 Active 451-char remark

    Show marketing remark (451 chars)

    Looking for a place that's livable and affordable, but needs some TLC and not in a flood zone?? Here's something to check out!! On almost 3/4 of an acre with a large, fenced back yard. There's a nice 14x20 work shop with electric plus two 8x8 utility sheds for plenty of storage options. Room for a pool, a garden and the family pets!! Maybe some chickens too!! Lots of possibilities here!! REPLACED 200AMP PANEL, METER & POLE 2021, New AC 2019

28. 2021-04-20
    soldstatus $70,000
29. 1989-05-01
    soldstatus $27,000

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $17,981
• − Mortgage interest: −$8,346
• − Property taxes: −$1,256
• − Insurance: −$745
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,335
• Taxable income: $422
• Est. tax owed @ 24.0%: −$101
• After-tax cash flow: $2,726/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): 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

+581.5% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $184,000 RACC
• 2026-05-11 Price Changed $184,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-29 Listed $199,000 RACC
• 2025-04-02 Sold (Public Records) $80,000 Public Records
• 2025-03-26 Sold (MLS) $80,000 RACC
• 2025-03-11 Pending — RACC
• 2025-03-03 Price Changed $89,900 RACC
• 2025-02-12 Listed $94,500 RACC
• 2021-04-20 Sold (Public Records) $70,000 Public Records
• 1989-05-01 Sold (Public Records) $27,000 Public Records

Property tax history

+29.4%/yr

Latest (2025): $1,256 · +11.2% YoY. Source: county tax records.