8055 E Garner Ln · Floral City, FL 34436

$99,990

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 6 Days on market

Built 1971 0.34 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 +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here it is, 4 bedroom, 2 bath home with screen porch at an affordable price. Won t last long! Home has extra room that could be used as a 5th bedroom. Home is close to Rails to Trails and Floral City Park. Large laundry room, totally remodeled with new kitchen cabinets, freshly painted inside and out, new carpet, and fireplace. Shows like New! Nice Yard! Don t let this one slip by!

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $803 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 15.9% vs local median 3.6% in Floral City — 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 (#573 in FL) — a middle-class / working-renter tenant base. 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: Floral City Elementary School (math 47% / reading 52%, grade D, #1,088 of 2,144 statewide, top 53%, 389 students, 71% 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 62% FRL track the district average.
• Market conditions: 144 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $692 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y ago 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,990

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 1.78% ✓
• Cap rate: 15.93%
• Cash-on-cash: 34.42%
• DSCR: 2.53
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $236,160
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9095 S Meredith Ave	0.74mi	3/2.0	1,279 (-2%)	5mo	$230,000	$180	57
8100 E Southlake Dr	0.35mi	3/2.0	1,152 (-12%)	17mo	$200,000	$174	50
7808 E Savannah Dr	0.38mi	3/1.5	1,120 (-15%)	10mo	$225,000	$201	47

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: 29.8%
• Equity multiple: 2.25×
• Total profit: $34,908
• Equity at exit: $14,909

10-year hold

• IRR: 37.1%
• Equity multiple: 4.43×
• Total profit: $96,129
• Equity at exit: $8,645

Cash invested: $27,997 (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 34436

• Home prices YoY: -3.1%
• Active inventory: 144
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $803

Break-even live

Break-even rent $759

Max offer price $99,990

Occupancy floor 50%

Sensitivity live

Price	-10% $860	-5% $831	+0% $803	+5% $775	+10% $746
Rent	-10% $663	-5% $733	+0% $803	+5% $873	+10% $943
Rate	-1.0pp $853	-0.5pp $828	base $803	+0.5pp $777	+1.0pp $751

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8481 S Great Oaks Dr Floral City, FL	3.0	2.0	1327	$1,950	$1.47	21d	1	0.70mi
9789 S Clearsprings Dr Floral City, FL	3.0	2.0	1334	$1,800	$1.35	5d	1	0.84mi
9381 S Istachatta Rd Floral City, FL	2.0	1.0	1098	$1,300	$1.18	21d	1	1.45mi

Listing history 6 events

1. 2026-04-15
   status Pending
2. 2026-03-25
   listed $99,990 Active
3. 2006-06-30
   soldstatus $124,900 388-char remark

   Show marketing remark (388 chars)

   Here it is, 4 bedroom, 2 bath home with screen porch at an affordable price. Won t last long! Home has extra room that could be used as a 5th bedroom. Home is close to Rails to Trails and Floral City Park. Large laundry room, totally remodeled with new kitchen cabinets, freshly painted inside and out, new carpet, and fireplace. Shows like New! Nice Yard! Don t let this one slip by!

4. 2006-03-29
   listed $129,900 388-char remark

   Show marketing remark (388 chars)

   Here it is, 4 bedroom, 2 bath home with screen porch at an affordable price. Won t last long! Home has extra room that could be used as a 5th bedroom. Home is close to Rails to Trails and Floral City Park. Large laundry room, totally remodeled with new kitchen cabinets, freshly painted inside and out, new carpet, and fireplace. Shows like New! Nice Yard! Don t let this one slip by!

5. 2005-02-18
   soldstatus $54,900 113-char remark

   Show marketing remark (113 chars)

   Bank owned foreclosure. Being sold as-is no warranties with right to inspect. True gut job in great neighborhood.

6. 2005-01-10
   listed $54,900 113-char remark

   Show marketing remark (113 chars)

   Bank owned foreclosure. Being sold as-is no warranties with right to inspect. True gut job in great neighborhood.

ⓘ 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: $405 · $34/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$425/yr (+$35/mo · 105.2%)

ⓘ 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 9/10 Extreme 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: $21,306
• − Mortgage interest: −$5,601
• − Property taxes: −$405
• − Insurance: −$500
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$2,909
• Taxable income: $8,483
• Est. tax owed @ 24.0%: −$2,036
• After-tax cash flow: $7,599/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 — Floral City

• Score: 67/100
• State rank: #573
• US rank: #10898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Floral City, FL
• City population: 8,170
• Population (ZIP): 8,170

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 4% Black 4% Native American 2%
• Common ancestry: Lithuanian 4% Italian 4% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 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: ▼ -12.20%
• Current HPI: 374.4353
• 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

+82.1% since first listed

6 events — show timeline

• 2026-04-15 Pending — RACC
• 2026-03-25 Listed $99,990 RACC
• 2006-06-30 Sold (MLS) $124,900 RACC
• 2006-03-29 Listed $129,900 RACC
• 2005-02-18 Sold (MLS) $54,900 RACC
• 2005-01-10 Listed $54,900 RACC

Property tax history

+16.7%/yr

Latest (2025): $405 · +18.8% YoY. Source: county tax records.