10429 E Victory Ln · Inverness, FL 34450

$115,000

2 bd · 2.0 ba · 720 sqft · Manufactured public records · 114 Days on market

Built 1972 0.27 ac lot Est $91k · 27% over

---

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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 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 MLS

Come take a look at this cute home with a split floor plan. The home features 2 bedrooms and 2 full bathrooms, with the a/c upgraded to mini splits in 2017, the roof over was done in 2022 all just a few minutes from downtown Inverness where you can find lots of shopping and dining. Lake Henderson is also near downtown Inverness so bring all of your water toys.

Key facts

• Reroof
• Split floor plan
• Shed in backyard

Tags

• SPLIT FLOOR PLAN
• UPGRADED TO MINI SPLITS
• REROOF
• SHED IN BACKYARD
• NEAR DOWNTOWN INVERNESS
• NEAR LAKE HENDERSON

Property features AI

Finance

• Other: Furnished status negotiable; Zoning: CLRMH
• HOA & community: No association

Exterior

• Utilities: Septic tank; Broadband/high-speed internet available; Cable available; No municipal water (none listed); One well
• Home design: Single wide mobile home; Residential property; One level; Facing south; Homestead eligible
• Construction: Vinyl siding; Metal roof; Other foundation
• Exterior features: Paved road access; Approximately 0.27-acre lot (1/4 to less than 1/2 acre)

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Mini-split cooling units; Other heating
• Interior features: Living room and dining room combo; 5 total rooms
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.9% in Inverness — 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 67/100 on livability (#564 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; 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: Inverness Primary School (math 54% / reading 55%, grade C, #892 of 2,144 statewide, top 44%, 683 students, 65% 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: 211 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 $795 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.25% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $90,720
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10520 E Faith Ct	0.20mi	2/1.0	708 (-2%)	11mo	$73,900	$104	75
10036 E Perch Ct	0.59mi	2/1.5	672 (-7%)	13mo	$105,000	$156	48
9932 E Perch Ct	0.68mi	2/1.0	684 (-5%)	12mo	$90,000	$132	46
10019 E Bluegill Ct	0.57mi	2/1.0	672 (-7%)	16mo	$95,000	$141	45
10129 E Bass Cir	0.66mi	2/1.5	672 (-7%)	16mo	$75,750	$113	42
10131 E Bass Cir	0.66mi	2/1.5	672 (-7%)	16mo	$85,000	$126	42
10316 E Pike Dr	0.70mi	2/1.0	660 (-8%)	16mo	$56,000	$85	36
10027 E Perch Ct	0.59mi	1/1.0 (-1)	672 (-7%)	23mo	$66,000	$98	33

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,192
• Equity at exit: $17,147

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $30,945
• Equity at exit: $9,943

Cash invested: $32,200 (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 34450

• Home prices YoY: -18.7%
• Active inventory: 211
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $342

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 71%

Sensitivity live

Price	-10% $422	-5% $382	+0% $342	+5% $303	+10% $263
Rent	-10% $229	-5% $286	+0% $342	+5% $399	+10% $456
Rate	-1.0pp $400	-0.5pp $372	base $342	+0.5pp $313	+1.0pp $282

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $115,000 Active 114 DOM
2. 2026-06-19
   days on market $115,000 Active 112 DOM
3. 2026-06-18
   days on market $115,000 Active 111 DOM
4. 2026-06-17
   days on market $115,000 Active 110 DOM
5. 2026-06-17
   price $115,000 Active 109 DOM
6. 2026-06-16
   days on market $120,000 Active 109 DOM
7. 2026-06-15
   days on market $120,000 Active 108 DOM
8. 2026-06-14
   days on market $120,000 Active 106 DOM
9. 2026-06-13
   days on market $120,000 Active 105 DOM
10. 2026-06-09
    days on market $120,000 Active 102 DOM
11. 2026-06-08
    days on market $120,000 Active 101 DOM
12. 2026-06-03
    days on market $120,000 Active 96 DOM
13. 2026-06-02
    days on market $120,000 Active 95 DOM
14. 2026-06-01
    days on market $120,000 Active 94 DOM
15. 2026-05-31
    days on market $120,000 Active 93 DOM
16. 2026-05-30
    days on market $120,000 Active 92 DOM
17. 2026-02-27
    listed $120,000 Active

    Show marketing remark (363 chars)

    Come take a look at this cute home with a split floor plan. The home features 2 bedrooms and 2 full bathrooms, with the a/c upgraded to mini splits in 2017, the roof over was done in 2022 all just a few minutes from downtown Inverness where you can find lots of shopping and dining. Lake Henderson is also near downtown Inverness so bring all of your water toys.

18. 2026-02-27
    listed $120,000 Active 363-char remark

    Show marketing remark (363 chars)

    Come take a look at this cute home with a split floor plan. The home features 2 bedrooms and 2 full bathrooms, with the a/c upgraded to mini splits in 2017, the roof over was done in 2022 all just a few minutes from downtown Inverness where you can find lots of shopping and dining. Lake Henderson is also near downtown Inverness so bring all of your water toys.

19. 2023-06-21
    soldstatus $138,000
20. 2022-09-23
    soldstatus $78,000
21. 2001-10-16
    soldstatus $11,000
22. 1996-08-01
    soldstatus $5,800
23. 1992-05-01
    soldstatus $6,000
24. 1992-04-01
    soldstatus $5,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,272
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,345
• Taxable income: $2,422
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $3,527/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

• Score: 67/100
• State rank: #564
• US rank: #10791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,621
• Population (ZIP): 10,408

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 8% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% Tagalog/Filipino 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: ▼ -72.56%
• Current HPI: 315.9725
• 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

+1969.0% since first listed

8 events — show timeline

• 2026-02-27 Listed $120,000 RACC
• 2026-02-27 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-21 Sold (Public Records) $138,000 Public Records
• 2022-09-23 Sold (Public Records) $78,000 Public Records
• 2001-10-16 Sold (Public Records) $11,000 Public Records
• 1996-08-01 Sold (Public Records) $5,800 Public Records
• 1992-05-01 Sold (Public Records) $6,000 Public Records
• 1992-04-01 Sold (Public Records) $5,800 Public Records

Property tax history

+8.5%/yr

Latest (2025): $181 · +34.0% YoY. Source: county tax records.