3189 CR 419 · Lake Panasoffkee, FL 33538

$80,000

1 bd · 2.0 ba · 966 sqft · SingleFamily public records · 30 Days on market

Built 1972 9,277 sqft lot Est $151k · 47% under

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Why this score? — see what drove the A 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
• Appreciation +7.5/10.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Active Under Contract - Accepting Back Up Offers Perfect for a starter/retirement/snowbird home. Very charming 1 bedroom 2 bath home. Home boosts front and back covered porches. Carport is currently enclosed as a screened room, however, can be easily taken down or left, as the concrete pad has space for 2 cars. Off the rear porch is a nice sized fenced in back yard. The home also includes a shed in the backyard. Great opportunity to be out of the way, yet still close to things. Ocala is about 30 minutes, Orland airport, Tampa airport and Disney are all within an hour to an hour and a half. Prime beaches and springs are within 2 hours, any direction.

Key facts

• 9,277 sq ft lot
• Built 1972
• Listed 30 days

Property features AI

Finance

• Other: Lot approximately 0.21 acre (100 x 94)
• Financial info: Lease restrictions apply
• HOA & community: No HOA

Exterior

• Parking: No parking details provided
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single family residence; Facing west; One story; Residential property
• Construction: Frame construction; Metal roof; Stem wall foundation; Built on one level
• Exterior features: Other exterior features; Asphalt road frontage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 6.0% in Lake Panasoffkee — 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 72/100 on livability (#332 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-.
• Sumter (rural): math 61% / reading 61% proficiency, ranked #11 of 73 in FL (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lake Panasoffkee Elementary School (math 62% / reading 66%, grade B, #552 of 2,144 statewide, top 26%, 584 students, 65% FRL); South Sumter Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 897 students, 61% FRL).
• Market conditions: 88 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($553 loan paydown + $4k appreciation (5.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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.
4. 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.
5. 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: 15.14%
• Cash-on-cash: 31.58%
• DSCR: 2.41
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $150,696
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2190 CR 420	0.06mi	2/1.0 (+1)	864 (-11%)	15mo	$135,000	$156	58
2380 NW 34th Pl	0.34mi	1/1.0	1,104 (+14%)	2mo	$159,900	$145	55
2594 CR 412	0.47mi	2/2.0 (+1)	912 (-6%)	16mo	$190,000	$208	50
2835 CR 426e	0.37mi	2/1.0 (+1)	915 (-5%)	18mo	$99,900	$109	50
2550 CR 412	0.43mi	2/2.0 (+1)	1,034 (+7%)	21mo	$174,000	$168	46
2746 CR 422	0.58mi	2/2.0 (+1)	1,056 (+9%)	16mo	$53,000	$50	39
3559 NW 23rd Ter	0.36mi	2/2.0 (+1)	828 (-14%)	21mo	$50,000	$60	36
2886 N C 470	0.63mi	2/1.0 (+1)	1,086 (+12%)	10mo	$385,000	$355	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.6%
• Equity multiple: 3.50×
• Total profit: $55,943
• Equity at exit: $45,274

10-year hold

• IRR: 38.7%
• Equity multiple: 7.10×
• Total profit: $136,717
• Equity at exit: $78,086

Cash invested: $22,400 (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 33538

• Home prices YoY: 1.5%
• Active inventory: 88
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $590

Break-even live

Break-even rent $680

Max offer price $80,000

Occupancy floor 54%

Sensitivity live

Price	-10% $635	-5% $612	+0% $590	+5% $567	+10% $544
Rent	-10% $477	-5% $533	+0% $590	+5% $646	+10% $702
Rate	-1.0pp $630	-0.5pp $610	base $590	+0.5pp $569	+1.0pp $548

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2248 CR 446 Lake Panasoffkee, FL	1.0	1.0	650	$1,225	$1.88	22d	1	1.15mi
1314 CR 443 Lake Panasoffkee, FL	2.0	2.0	973	$1,575	$1.62	22d	1	1.26mi

Listing history 21 events

1. 2026-06-03
   status $80,000 Pending 30 DOM
2. 2026-06-02
   days on market $80,000 Active 30 DOM
3. 2026-06-01
   days on market $80,000 Active 29 DOM
4. 2026-05-31
   days on market $80,000 Active 28 DOM
5. 2026-05-30
   days on market $80,000 Active 27 DOM
6. 2026-05-03
   listed $80,000 Active
7. 2024-03-19
   soldstatus $144,001
8. 2024-03-07
   soldstatus $144,001 Closed 659-char remark

   Show marketing remark (657 chars)

   Active Under Contract - Accepting Back Up Offers Perfect for a starter/retirement/snowbird home. Very charming 1 bedroom 2 bath home. Home boosts front and back covered porches. Carport is currently enclosed as a screened room, however, can be easily taken down or left, as the concrete pad has space for 2 cars. Off the rear porch is a nice sized fenced in back yard. The home also includes a shed in the backyard. Great opportunity to be out of the way, yet still close to things. Ocala is about 30 minutes, Orland airport, Tampa airport and Disney are all within an hour to an hour and a half. Prime beaches and springs are within 2 hours, any direction.

9. 2024-03-07
   soldstatus $144,001 657-char remark

   Show marketing remark (657 chars)

   Active Under Contract - Accepting Back Up Offers Perfect for a starter/retirement/snowbird home. Very charming 1 bedroom 2 bath home. Home boosts front and back covered porches. Carport is currently enclosed as a screened room, however, can be easily taken down or left, as the concrete pad has space for 2 cars. Off the rear porch is a nice sized fenced in back yard. The home also includes a shed in the backyard. Great opportunity to be out of the way, yet still close to things. Ocala is about 30 minutes, Orland airport, Tampa airport and Disney are all within an hour to an hour and a half. Prime beaches and springs are within 2 hours, any direction.

10. 2024-01-25
    historical Active Under Contract - Accepting Back Up Offers 659-char remark

    Show marketing remark (659 chars)

    Active Under Contract - Accepting Back Up Offers Perfect for a starter/retirement/snowbird home. Very charming 1 bedroom 2 bath home. Home boosts front and back covered porches. Carport is currently enclosed as a screened room, however, can be easily taken down or left, as the concrete pad has space for 2 cars. Off the rear porch is a nice sized fenced in back yard. The home also includes a shed in the backyard. Great opportunity to be out of the way, yet still close to things. Ocala is about 30 minutes, Orland airport, Tampa airport and Disney are all within an hour to an hour and a half. Prime beaches and springs are within 2 hours, any direction.

11. 2023-11-14
    status Active 659-char remark

    Show marketing remark (659 chars)

    Active Under Contract - Accepting Back Up Offers Perfect for a starter/retirement/snowbird home. Very charming 1 bedroom 2 bath home. Home boosts front and back covered porches. Carport is currently enclosed as a screened room, however, can be easily taken down or left, as the concrete pad has space for 2 cars. Off the rear porch is a nice sized fenced in back yard. The home also includes a shed in the backyard. Great opportunity to be out of the way, yet still close to things. Ocala is about 30 minutes, Orland airport, Tampa airport and Disney are all within an hour to an hour and a half. Prime beaches and springs are within 2 hours, any direction.

12. 2023-11-01
    status Pending 659-char remark

    Show marketing remark (659 chars)

    Active Under Contract - Accepting Back Up Offers Perfect for a starter/retirement/snowbird home. Very charming 1 bedroom 2 bath home. Home boosts front and back covered porches. Carport is currently enclosed as a screened room, however, can be easily taken down or left, as the concrete pad has space for 2 cars. Off the rear porch is a nice sized fenced in back yard. The home also includes a shed in the backyard. Great opportunity to be out of the way, yet still close to things. Ocala is about 30 minutes, Orland airport, Tampa airport and Disney are all within an hour to an hour and a half. Prime beaches and springs are within 2 hours, any direction.

13. 2023-10-20
    listed $127,000 Active 659-char remark

    Show marketing remark (657 chars)

    Active Under Contract - Accepting Back Up Offers Perfect for a starter/retirement/snowbird home. Very charming 1 bedroom 2 bath home. Home boosts front and back covered porches. Carport is currently enclosed as a screened room, however, can be easily taken down or left, as the concrete pad has space for 2 cars. Off the rear porch is a nice sized fenced in back yard. The home also includes a shed in the backyard. Great opportunity to be out of the way, yet still close to things. Ocala is about 30 minutes, Orland airport, Tampa airport and Disney are all within an hour to an hour and a half. Prime beaches and springs are within 2 hours, any direction.

14. 2023-10-20
    listed $127,000 657-char remark

    Show marketing remark (657 chars)

    Active Under Contract - Accepting Back Up Offers Perfect for a starter/retirement/snowbird home. Very charming 1 bedroom 2 bath home. Home boosts front and back covered porches. Carport is currently enclosed as a screened room, however, can be easily taken down or left, as the concrete pad has space for 2 cars. Off the rear porch is a nice sized fenced in back yard. The home also includes a shed in the backyard. Great opportunity to be out of the way, yet still close to things. Ocala is about 30 minutes, Orland airport, Tampa airport and Disney are all within an hour to an hour and a half. Prime beaches and springs are within 2 hours, any direction.

15. 2020-10-14
    soldstatus $67,000
16. 2013-05-10
    soldstatus $41,400
17. 2013-05-08
    soldstatus $41,400
18. 2013-04-05
    listed $44,900
19. 1999-06-17
    soldstatus $42,900
20. 1996-09-03
    soldstatus $32,000
21. 1983-10-01
    soldstatus $27,500

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,010 · $84/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,112
• − Mortgage interest: −$4,481
• − Property taxes: −$1,010
• − Insurance: −$400
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$2,327
• Taxable income: $6,156
• Est. tax owed @ 24.0%: −$1,477
• After-tax cash flow: $5,597/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: Sumter
• NCES district ID: 1201800
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $48,240
• Composite: 51.74/100
• National rank: #1682
• State rank: #11 of 73 in FL

Livability — Lake Panasoffkee

• Score: 72/100
• State rank: #332
• US rank: #5777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Panasoffkee, FL
• Population (ZIP): 5,748

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 161,172 people
• By 2030: 180,083 · +11.7%
• By 2040: 209,892 · +30.2%
• By 2050: 234,186 · +45.3%
• By 2075: 284,602 · +76.6%
• By 2100: 317,039 · +96.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 7% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Sumter

• 2024 margin: Solid R (+37.6) · D 30.9% · R 68.6%
• 2008→2024 swing: -10.6pp toward R · 2008: -27.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+36.1 2016: R+39.2 2012: R+34.9 2008: R+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.99%
• Current HPI: 329.8431
• 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

+190.9% since first listed

16 events — show timeline

• 2026-05-03 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-19 Sold (Public Records) $144,001 Public Records
• 2024-03-07 Sold (MLS) $144,001 St. Augustine and St. Johns County Board of REALTORS®
• 2024-03-07 Sold (MLS) $144,001 HCAR
• 2024-01-25 Contingent — HCAR
• 2023-11-14 Relisted — HCAR
• 2023-11-01 Pending — HCAR
• 2023-10-20 Listed $127,000 St. Augustine and St. Johns County Board of REALTORS®
• 2023-10-20 Listed $127,000 HCAR
• 2020-10-14 Sold (Public Records) $67,000 Public Records
• 2013-05-10 Sold (Public Records) $41,400 Public Records
• 2013-05-08 Sold (MLS) $41,400 Stellar MLS as Distributed by MLS Grid
• 2013-04-05 Listed $44,900 Stellar MLS as Distributed by MLS Grid
• 1999-06-17 Sold (Public Records) $42,900 Public Records
• 1996-09-03 Sold (Public Records) $32,000 Public Records
• 1983-10-01 Sold (Public Records) $27,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,010 · +183.9% YoY. Source: county tax records.