4291 E Fort Apache Pl · Hernando, FL 34434

$119,000

2 bd · 1.0 ba · 576 sqft · Manufactured public records · 110 Days on market

Built 1973 0.40 ac lot Est $81k · 47% 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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Mobilhome located just of Hwy 200 (Citrus County) , just minutes away from shopping center( Walmart, Bells etc) and Restaurants. located on almost half acre. .. . need some TLC, but have new roof and well pump.

Key facts

• Outdoor laundry area
• Easy access
• Nearby state forests

Tags

• OUTDOOR LAUNDRY AREA
• FULLY FENCED YARD
• CORNER LOT
• ADDITIONAL YARD SPACE
• EASY ACCESS
• NEARBY STATE FORESTS

Property features AI

Finance

• Other: Zoned CLRMH
• Financial info:
• HOA & community: No association

Exterior

• Parking:
• Security:
• Utilities: Private well water; Septic tank; Electricity connected
• Home design: Residential mobile home (single wide); One story; Faces south; Entry level: One
• Construction: Vinyl siding and frame construction; Other roof; Crawlspace and slab foundation; Built as a single wide mobile home
• Exterior features: Outdoor lighting; Cleared, level corner lot; Unpaved surfaces; Trees and landscaped areas

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Ceiling fan(s); 7 total rooms
• Laundry & utility: Washer; Dryer; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (16.1% below list).
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $100k (16.1% below list) — sets the bar for cash-flow.
• Cap rate 9.5% vs local median 5.7% in Hernando — 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 (#402 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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.
• Market conditions: 1247 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 $823 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $119k implies a 693% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major 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 $99,841 (16.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $81,216
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4250 E Fort Apache Pl	0.05mi	2/1.0	660 (+15%)	24mo	$93,000	$141	54

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: -22.6%
• Equity multiple: 0.22×
• Total profit: $-25,958
• Equity at exit: $17,743

10-year hold

• IRR: -16.2%
• Equity multiple: 0.08×
• Total profit: $-30,551
• Equity at exit: $10,289

Cash invested: $33,320 (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 34434

• Home prices YoY: -2.9%
• Active inventory: 1247
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$69 /mo · $822/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-108

Break-even live

Break-even rent $1,479

Max offer price $99,841

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-75	+0% $-108	+5% $-142	+10% $-176
Rent	-10% $-214	-5% $-161	+0% $-108	+5% $-55	+10% $-2
Rate	-1.0pp $-49	-0.5pp $-78	base $-108	+0.5pp $-139	+1.0pp $-171

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $119,000 Active 110 DOM
2. 2026-06-19
   days on market $119,000 Active 108 DOM
3. 2026-06-18
   days on market $119,000 Active 107 DOM
4. 2026-06-17
   days on market $119,000 Active 106 DOM
5. 2026-06-16
   days on market $119,000 Active 105 DOM
6. 2026-06-15
   days on market $119,000 Active 104 DOM
7. 2026-06-14
   days on market $119,000 Active 102 DOM
8. 2026-06-13
   days on market $119,000 Active 101 DOM
9. 2026-06-09
   days on market $119,000 Active 98 DOM
10. 2026-06-08
    days on market $119,000 Active 97 DOM
11. 2026-06-03
    days on market $119,000 Active 92 DOM
12. 2026-06-02
    days on market $119,000 Active 91 DOM
13. 2026-06-01
    days on market $119,000 Active 90 DOM
14. 2026-05-31
    days on market $119,000 Active 89 DOM
15. 2026-05-30
    days on market $119,000 Active 88 DOM
16. 2026-03-03
    listed $130,000 Active
17. 2021-01-20
    historical
18. 2020-11-27
    listed $59,800
19. 2015-03-10
    soldstatus $15,000 210-char remark

    Show marketing remark (210 chars)

    Mobilhome located just of Hwy 200 (Citrus County) , just minutes away from shopping center( Walmart, Bells etc) and Restaurants. located on almost half acre. .. . need some TLC, but have new roof and well pump.

20. 2014-09-18
    listed $18,900 210-char remark

    Show marketing remark (210 chars)

    Mobilhome located just of Hwy 200 (Citrus County) , just minutes away from shopping center( Walmart, Bells etc) and Restaurants. located on almost half acre. .. . need some TLC, but have new roof and well pump.

21. 2010-02-12
    soldstatus $24,000
22. 2009-11-09
    listed $28,750
23. 1980-10-01
    soldstatus $17,000
24. 1976-12-01
    soldstatus $13,500

ⓘ 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: $822 · $69/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$166/yr (+$14/mo · 20.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,105
• − Mortgage interest: −$6,666
• − Property taxes: −$822
• − Insurance: −$5,714
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$3,462
• Taxable loss: −$3,135
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $-549/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 — Hernando

• Score: 71/100
• State rank: #402
• US rank: #7137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hernando, FL
• County: Citrus County · 111,314 people
• City population: 17,281
• Metro: Homosassa Springs, FL
• Population (ZIP): 11,074
• Household income: $68,939
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 171.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 11% Hispanic / Latino 9% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Iranian 3% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Other Indo-European 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: ▼ -9.70%
• Current HPI: 328.2164
• 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

+863.0% since first listed

9 events — show timeline

• 2026-03-03 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-11-27 Listed $59,800 Stellar MLS as Distributed by MLS Grid
• 2015-03-10 Sold (MLS) $15,000 Stellar MLS as Distributed by MLS Grid
• 2014-09-18 Listed $18,900 Stellar MLS as Distributed by MLS Grid
• 2010-02-12 Sold (MLS) $24,000 RACC
• 2009-11-09 Listed $28,750 RACC
• 1980-10-01 Sold (Public Records) $17,000 Public Records
• 1976-12-01 Sold (Public Records) $13,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $822 · +10.2% YoY. Source: county tax records.