5192 S Amanda Pt · Homosassa Springs, FL 34446

$79,000

2 bd · 1.5 ba · 924 sqft · Manufactured public records · 36 Days on market

Built 1981 0.50 ac lot Est $122k · 35% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Situated on a half-acre homesite, this property offers flexibility for personal use, investment, or future improvement. Existing mobile home is currently occupied and features functioning well, septic, and electric, along with working appliances. Several makeshift structures and outbuildings are located throughout the property. The property presents an opportunity for renovation, replacement, or use as a homesite with existing utilities already in place. Great option for RV parking or those seeking extra outdoor space. Conveniently located near Springs and Rivers leading to the Gulf of Mexico. Being Sold AS IS. CASH ONLY

Key facts

• Extra outdoor space
• Rv parking
• Existing utilities

Tags

• HALF-ACRE HOMESITE
• EXISTING MOBILE HOME
• WORKING APPLIANCES
• EXISTING UTILITIES
• RV PARKING
• EXTRA OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached carport; Paved driveway; Unpaved parking areas; Total of 1 parking space
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured home (single wide); Residential property
• Construction: Asphalt shingle roof
• Exterior features: Wooded lot; Unimproved road frontage and access; No pool

Interior

• Kitchen: Electric oven; Refrigerator; Basic kitchen appliances included
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall/window air conditioning unit
• Interior features: Vinyl flooring; Electric oven; Refrigerator
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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 32% 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $79k implies a 217% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.97% ✓
• Cap rate: 17.82%
• Cash-on-cash: 41.16%
• DSCR: 2.83
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $121,968
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5240 S Teresa Pt	0.08mi	2/2.0	840 (-9%)	10mo	$55,000	$65	71
5615 W Thomas Ct	0.23mi	2/1.5	840 (-9%)	11mo	$150,000	$179	65
5270 W Glenbrook St	0.51mi	3/2.0 (+1)	924 (0%)	6mo	$65,000	$70	64
5432 W Starburst Ln	0.38mi	3/1.5 (+1)	960 (+4%)	10mo	$151,000	$157	62
6419 W Oaklawn St	0.70mi	3/2.0 (+1)	924 (0%)	12mo	$75,500	$82	50
5561 W State St	0.56mi	3/2.0 (+1)	960 (+4%)	17mo	$127,000	$132	46
5096 W Starburst Ln	0.69mi	2/2.0	840 (-9%)	13mo	$52,000	$62	40
5551 W Meadow St	0.46mi	2/2.0	1,056 (+14%)	18mo	$202,000	$191	38
5741 S Oldfield Ave	0.67mi	3/2.0 (+1)	972 (+5%)	19mo	$170,000	$175	37
5586 S Delilah Pt	0.40mi	2/2.0	1,056 (+14%)	24mo	$92,500	$88	36

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: 37.7%
• Equity multiple: 2.61×
• Total profit: $35,505
• Equity at exit: $11,779

10-year hold

• IRR: 44.2%
• Equity multiple: 5.21×
• Total profit: $93,058
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$25 /mo · $301/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $759

Break-even live

Break-even rent $598

Max offer price $79,000

Occupancy floor 46%

Sensitivity live

Price	-10% $804	-5% $781	+0% $759	+5% $736	+10% $714
Rent	-10% $636	-5% $697	+0% $759	+5% $820	+10% $882
Rate	-1.0pp $799	-0.5pp $779	base $759	+0.5pp $738	+1.0pp $717

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $79,000 Active 36 DOM
2. 2026-06-19
   days on market $79,000 Active 34 DOM
3. 2026-06-18
   days on market $79,000 Active 33 DOM
4. 2026-06-17
   days on market $79,000 Active 32 DOM
5. 2026-06-16
   days on market $79,000 Active 31 DOM
6. 2026-06-15
   days on market $79,000 Active 30 DOM
7. 2026-06-14
   days on market $79,000 Active 28 DOM
8. 2026-06-13
   days on market $79,000 Active 27 DOM
9. 2026-06-09
   days on market $79,000 Active 24 DOM
10. 2026-06-08
    days on market $79,000 Active 23 DOM
11. 2026-06-07
    days on market $79,000 Active 22 DOM
12. 2026-06-03
    days on market $79,000 Active 18 DOM
13. 2026-06-02
    days on market $79,000 Active 17 DOM
14. 2026-06-01
    days on market $79,000 Active 16 DOM
15. 2026-05-31
    days on market $79,000 Active 15 DOM
16. 2026-05-30
    days on market $79,000 Active 14 DOM
17. 2026-05-16
    listed $79,000 Active
18. 1999-06-28
    soldstatus $24,900

ⓘ 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: $301 · $25/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$355/yr (+$30/mo · 118.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $18,699
• − Mortgage interest: −$4,425
• − Property taxes: −$301
• − Insurance: −$395
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$2,298
• Taxable income: $8,288
• Est. tax owed @ 24.0%: −$1,989
• After-tax cash flow: $7,116/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

+217.3% since first listed

2 events — show timeline

• 2026-05-16 Listed $79,000 RACC
• 1999-06-28 Sold (Public Records) $24,900 Public Records

Property tax history

-1.3%/yr

Latest (2025): $301 · +24.8% YoY. Source: county tax records.