4639 CR 690 · Ridge Manor, FL 33597

$145,900

3 bd · 1.5 ba · 720 sqft · Manufactured public records · 156 Days on market

Built 1971 0.53 ac lot Est $114k · 27% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +5.4/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Owner Is Ready To Sell and Ready To Negotiate!! Price Improvement in Place! Enjoy country living with the convenience of town nearby! This fixer-upper sits on over ½ acre of cleared, fenced land with beautiful mature trees. The property includes a vintage single-wide home and offers plenty of potential for renovation, replacement, or future improvements. Equipped with a private well and septic, this property is ideally located near the Withlacoochee State Forest, perfect for nature lovers and outdoor enthusiasts. Convenient access to Hwy 50/Cortez Blvd, Hwy 301, I-75, and the Florida Turnpike makes commuting easy. You’re just minutes from shopping, dining, community events, and

Key facts

• Private well
• Septic
• Cleared fenced land

Tags

• CLEARED FENCED LAND
• VINTAGE SINGLE-WIDE HOME
• PRIVATE WELL
• SEPTIC
• CONVENIENT ACCESS TO HWY 50
• CONVENIENT ACCESS TO HWY 301

Property features AI

Finance

• Other: Property type: Residential (Mobile Home); Lot size approximately 0.53 acre (about 165 x 139); Total acreage between 1/2 and less than 1 acre; Zoning: RR1; Number of wells: 1; Number of septics: 1
• Financial info: No lease restrictions
• HOA & community: No HOA

Exterior

• Parking: No specific parking details provided
• Security: No specific security features provided
• Utilities: Well water; Septic tank; Electricity connected; Water service connected
• Home design: Residential mobile home (single wide); Fixer condition; Faces north; One story; Crawlspace foundation; Entry level: One
• Construction: Metal frame with metal siding; Metal roof; Built as single wide mobile home
• Exterior features: Private mailbox; Wire fencing; Shed(s); Cleared lot with trees/landscaping; Paved, asphalt road access; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No central heating; Wall or window cooling units; Electric water heater
• Interior features: Kitchen and family room combined; Split bedroom layout
• Laundry & utility: No laundry room (none)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $146k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.3% in Ridge Manor — 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 63/100 on livability (#736 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D, amenities 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: Webster Elementary School (math 61% / reading 51%, grade C+, #832 of 2,144 statewide, top 40%, 748 students, 68% FRL); South Sumter High School (math 33% / reading 48%, grade F, #294 of 667 statewide, top 44%, 1,045 students, 52% FRL).
• Zoned-school proficiency averages 48% at this address vs 61% district-wide (-13 pts) — the specific schools serving this property underperform the Sumter average; the district grade overstates school quality for this exact location.
• Market conditions: 302 active listings in the ZIP; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

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.
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $146k implies a 1116% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1971 — 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: 1.04% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.52%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $114,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4598 CR 690	0.05mi	2/1.0 (-1)	720 (0%)	10mo	$87,000	$121	82
4536 CR 691	0.10mi	2/2.0 (-1)	784 (+9%)	7mo	$120,000	$153	68
4267 CR 691	0.38mi	2/1.0 (-1)	756 (+5%)	11mo	$120,000	$159	58
11765 SW 47th Dr	0.57mi	2/2.0 (-1)	784 (+9%)	5mo	$166,500	$212	48

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-3,059
• Equity at exit: $21,754

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $23,678
• Equity at exit: $12,615

Cash invested: $40,852 (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 33597

• Home prices YoY: -5.2%
• Active inventory: 302
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,520 medium
• Mortgage (P&I): −$765
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $324

Break-even live

Break-even rent $1,109

Max offer price $145,900

Occupancy floor 74%

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $145,900 Active 156 DOM
2. 2026-06-18
   days on market $145,900 Active 155 DOM
3. 2026-06-17
   days on market $145,900 Active 154 DOM
4. 2026-06-16
   days on market $145,900 Active 153 DOM
5. 2026-06-15
   days on market $145,900 Active 152 DOM
6. 2026-06-14
   days on market $145,900 Active 150 DOM
7. 2026-06-13
   days on market $145,900 Active 149 DOM
8. 2026-06-10
   days on market $145,900 Active 147 DOM
9. 2026-06-09
   days on market $145,900 Active 146 DOM
10. 2026-06-08
    days on market $145,900 Active 145 DOM
11. 2026-06-07
    days on market $145,900 Active 144 DOM
12. 2026-06-02
    days on market $145,900 Active 139 DOM
13. 2026-06-01
    days on market $145,900 Active 138 DOM
14. 2026-05-31
    days on market $145,900 Active 137 DOM
15. 2026-05-30
    days on market $145,900 Active 136 DOM
16. 2026-05-04
    price $145,900
17. 2026-03-06
    price $125,900
18. 2026-02-16
    price $130,900
19. 2026-01-26
    price $150,900
20. 2026-01-15
    price $157,900
21. 2026-01-14
    listed $137,900 Active
22. 1999-01-12
    soldstatus $12,000
23. 1999-01-12
    soldstatus $12,000

ⓘ 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: $606 · $50/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: +$605/yr (+$50/mo · 99.8%)

ⓘ 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 ≥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: $18,235
• − Mortgage interest: −$8,173
• − Property taxes: −$606
• − Insurance: −$730
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$4,244
• Taxable income: $1,565
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $3,513/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 — Ridge Manor

• Score: 63/100
• State rank: #736
• US rank: #15912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,424

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 8% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Serbian 3% Italian 2% Iranian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 9%

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: ▼ -15.59%
• Current HPI: 282.5139
• 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

+1115.8% since first listed

8 events — show timeline

• 2026-05-04 Price Changed $145,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $125,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $130,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $150,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $157,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listed $137,900 Stellar MLS as Distributed by MLS Grid
• 1999-01-12 Sold (Public Records) $12,000 Public Records
• 1999-01-12 Sold (Public Records) $12,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $606 · +6.3% YoY. Source: county tax records.