6810 W Pershing Dr · Homosassa Springs, FL 34448

$90,090

3 bd · 2.0 ba · 1,292 sqft · Manufactured public records · 1 Days on market

Built 1998 0.98 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 +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell. 3 br 2 bath 1296' doublewide. Fantastic eat-in-kitchen with cherry finished cabinets, breakfast bar, lg dining area and 22 x 10 foot deck.

Key facts

• 0.98 acre lot
• Built 1998

Property features AI

Exterior

• Parking: Paved driveway; Unpaved parking areas
• Utilities: Private well water; Septic tank sewage
• Home design: Manufactured home (double wide); Faces north
• Construction: Asphalt shingle roof; Mobile home dimensions approximately 27' x 48'
• Exterior features: Deck; Level lot; Road frontage on a county road; Outdoor pool available

Interior

• Kitchen: Eat-in kitchen; Breakfast bar; Laminate countertops; No appliances included
• Bedrooms: Master downstairs
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Cathedral ceilings; Eat-in kitchen; Laminate counters; Open floorplan; Master bedroom on main level; Total of 6 rooms
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 18.6% 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: Rock Crusher Elementary School (math 70% / reading 56%, grade B, #582 of 2,144 statewide, top 28%, 665 students, 68% 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 56% FRL track the district average.
• Market conditions: 307 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $1,974/mo this rent would consume 52% of the median local household income ($46k/yr) (locally 113% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $16k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.19% ✓
• Cap rate: 18.65%
• Cash-on-cash: 44.12%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $191,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6781 W Grant St	0.25mi	3/2.0	1,294 (+0%)	3mo	$186,000	$144	86
7115 W Grant St	0.39mi	3/2.0	1,296 (+0%)	3mo	$145,000	$112	79
3524 S Westmoreland Dr	0.35mi	3/2.0	1,352 (+5%)	5mo	$195,000	$144	72
6589 W Rosedale Dr	0.21mi	3/2.0	1,344 (+4%)	15mo	$235,000	$175	70
6718 W Pershing Dr	0.09mi	2/2.0 (-1)	1,438 (+11%)	2mo	$198,500	$138	70
6910 W Rosedale Dr	0.25mi	3/2.0	1,420 (+10%)	11mo	$259,900	$183	63
6594 W Grant St	0.29mi	3/2.0	1,152 (-11%)	9mo	$184,000	$160	61
2840 S Pine Ridge Ave	0.52mi	3/2.0	1,404 (+9%)	3mo	$167,500	$119	59
7059 W Jackson Ln	0.30mi	2/2.0 (-1)	1,204 (-7%)	18mo	$199,000	$165	54
6394 W Beaumont Ln	0.44mi	3/2.0	1,153 (-11%)	9mo	$200,000	$173	54
3181 S Arundel Ter	0.60mi	3/2.0	1,456 (+13%)	18mo	$215,000	$148	36
3360 S Arundel Ter	0.63mi	2/1.5 (-1)	1,104 (-15%)	17mo	$75,000	$68	25

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: 37.5%
• Equity multiple: 2.60×
• Total profit: $40,311
• Equity at exit: $13,433

10-year hold

• IRR: 44.1%
• Equity multiple: 5.20×
• Total profit: $106,018
• Equity at exit: $7,789

Cash invested: $25,225 (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 34448

• Home prices YoY: -26.1%
• Active inventory: 307
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,974 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$122 /mo · $1,462/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $861

Break-even live

Break-even rent $884

Max offer price $90,090

Occupancy floor 51%

Sensitivity live

Price	-10% $912	-5% $886	+0% $861	+5% $835	+10% $810
Rent	-10% $705	-5% $783	+0% $861	+5% $939	+10% $1,017
Rate	-1.0pp $906	-0.5pp $884	base $861	+0.5pp $838	+1.0pp $814

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: $22,522
• Closing costs: $2,703
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3844 S Swan Ter Homosassa, FL	3.0	2.0	1172	$1,800	$1.54	22d	1	0.57mi

Listing history 18 events

1. 2026-06-10
   statusdays on marketlisting id $90,090 Pending 1 DOM
2. 2026-06-09
   days on market $90,090 Active 35 DOM
3. 2026-06-08
   days on market $90,090 Active 34 DOM
4. 2026-06-07
   days on market $90,090 Active 33 DOM
5. 2026-06-03
   days on market $90,090 Active 29 DOM
6. 2026-06-02
   days on market $90,090 Active 28 DOM
7. 2026-06-01
   days on market $90,090 Active 27 DOM
8. 2026-05-31
   days on market $90,090 Active 26 DOM
9. 2026-05-30
   days on market $90,090 Active 25 DOM
10. 2026-05-14
    price $90,090
11. 2026-05-14
    price $90,090
12. 2026-05-05
    listed $106,470 Active
13. 2026-05-05
    listed $106,470 Active
14. 2022-09-13
    soldstatus $200,000
15. 2021-03-17
    soldstatus $116,000
16. 2008-09-23
    soldstatus $75,000
17. 2008-09-17
    soldstatus $75,000 154-char remark

    Show marketing remark (154 chars)

    Priced to sell. 3 br 2 bath 1296' doublewide. Fantastic eat-in-kitchen with cherry finished cabinets, breakfast bar, lg dining area and 22 x 10 foot deck.

18. 2008-05-06
    listed $79,900 154-char remark

    Show marketing remark (154 chars)

    Priced to sell. 3 br 2 bath 1296' doublewide. Fantastic eat-in-kitchen with cherry finished cabinets, breakfast bar, lg dining area and 22 x 10 foot deck.

ⓘ 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: $1,462 · $122/mo
• Projected year-2 tax: $1,462 · $122/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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $23,684
• − Mortgage interest: −$5,046
• − Property taxes: −$1,462
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$2,621
• Taxable income: $9,517
• Est. tax owed @ 24.0%: −$2,284
• After-tax cash flow: $8,047/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): 10,817
• Household income: $45,916
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 113.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

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: ▼ -110.27%
• Current HPI: 312.4302
• 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

+12.8% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $90,090 RACC
• 2026-05-14 Price Changed $90,090 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $106,470 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $106,470 RACC
• 2022-09-13 Sold (Public Records) $200,000 Public Records
• 2021-03-17 Sold (Public Records) $116,000 Public Records
• 2008-09-23 Sold (Public Records) $75,000 Public Records
• 2008-09-17 Sold (MLS) $75,000 RACC
• 2008-05-06 Listed $79,900 RACC

Property tax history

+12.2%/yr

Latest (2025): $1,462 · +6.7% YoY. Source: county tax records.