1955 CR 439c · Lake Panasoffkee, FL 33538

$170,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 309 Days on market

Built 1984 8,601 sqft lot

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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 +19.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +6.2/10.0
• Schools +5.2/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 3-bedroom, 2-bath home offers the perfect blend of comfort and location for lake lovers. Inside, you'll find a spacious living area anchored by a cozy wood-burning fireplace, ideal for relaxing after a day on the water. The kitchen and dining area flow seamlessly for easy entertaining, while the split-bedroom layout offers privacy for guests. Outside, enjoy the convenience of a storage shed for all your tools and toys. Located just down the street from a popular lakefront restaurant featuring a boat ramp and dock parking, you'll have quick access to fishing, boating, and beautiful sunsets over the lake. Whether you're looking for a primary residence, weekend getaway, or investment property, this home delivers exceptional value in a prime location!

Key facts

• Dock parking
• Storage shed
• Boat ramp

Tags

• WOOD BURNING FIREPLACE
• STORAGE SHED
• BOAT RAMP
• DOCK PARKING

Property features AI

Finance

• Other: Total lot size about 0.19 acres; Living area approximately 1,352 square feet; Total rooms: 7; Property type: Residential manufactured home; Lot size category: 0 to less than 1/4 acre; Zoning: R4M
• HOA & community: No HOA/association

Exterior

• Parking: No parking details provided
• Utilities: Public water; Septic tank; Cable available; High-speed/BB Internet available; Electricity available
• Home design: Manufactured home (double wide); Single-story; Faces northwest; Entry on one level
• Construction: Vinyl siding; Metal roof; Crawlspace foundation
• Exterior features: Private mailbox; Paved road access

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Wood-burning fireplace
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (7.4% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.1% 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.
• Market conditions: 86 active listings in the ZIP; 1 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 $10k of equity ($1k loan paydown + $8k 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 $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $170k implies a 112% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.93% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.1%
• Equity multiple: 2.09×
• Total profit: $51,739
• Equity at exit: $96,207

10-year hold

• IRR: 17.4%
• Equity multiple: 4.05×
• Total profit: $145,382
• Equity at exit: $165,932

Cash invested: $47,600 (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: 86
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $200

Break-even live

Break-even rent $1,322

Max offer price $170,000

Occupancy floor 82%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1314 CR 443 Lake Panasoffkee, FL	2.0	2.0	973	$1,575	$1.62	21d	1	0.52mi

Listing history 44 events

1. 2026-06-19
   days on market $170,000 Active 309 DOM
2. 2026-06-18
   days on market $170,000 Active 308 DOM
3. 2026-06-17
   days on market $170,000 Active 307 DOM
4. 2026-06-16
   days on market $170,000 Active 306 DOM
5. 2026-06-15
   days on market $170,000 Active 305 DOM
6. 2026-06-14
   days on market $170,000 Active 303 DOM
7. 2026-06-13
   days on market $170,000 Active 302 DOM
8. 2026-06-10
   pricedays on market $170,000 Active 300 DOM
9. 2026-06-09
   days on market $180,000 Active 299 DOM
10. 2026-06-08
    days on market $180,000 Active 298 DOM
11. 2026-06-07
    days on market $180,000 Active 297 DOM
12. 2026-06-02
    days on market $180,000 Active 292 DOM
13. 2026-06-01
    days on market $180,000 Active 291 DOM
14. 2026-05-31
    days on market $180,000 Active 290 DOM
15. 2026-05-30
    days on market $180,000 Active 289 DOM
16. 2026-04-10
    price $180,000 771-char remark

    Show marketing remark (771 chars)

    This charming 3-bedroom, 2-bath home offers the perfect blend of comfort and location for lake lovers. Inside, you'll find a spacious living area anchored by a cozy wood-burning fireplace, ideal for relaxing after a day on the water. The kitchen and dining area flow seamlessly for easy entertaining, while the split-bedroom layout offers privacy for guests. Outside, enjoy the convenience of a storage shed for all your tools and toys. Located just down the street from a popular lakefront restaurant featuring a boat ramp and dock parking, you'll have quick access to fishing, boating, and beautiful sunsets over the lake. Whether you're looking for a primary residence, weekend getaway, or investment property, this home delivers exceptional value in a prime location!

17. 2026-04-10
    price $180,000

    Show marketing remark (771 chars)

    This charming 3-bedroom, 2-bath home offers the perfect blend of comfort and location for lake lovers. Inside, you'll find a spacious living area anchored by a cozy wood-burning fireplace, ideal for relaxing after a day on the water. The kitchen and dining area flow seamlessly for easy entertaining, while the split-bedroom layout offers privacy for guests. Outside, enjoy the convenience of a storage shed for all your tools and toys. Located just down the street from a popular lakefront restaurant featuring a boat ramp and dock parking, you'll have quick access to fishing, boating, and beautiful sunsets over the lake. Whether you're looking for a primary residence, weekend getaway, or investment property, this home delivers exceptional value in a prime location!

18. 2026-04-10
    price $180,000

    Show marketing remark (771 chars)

    This charming 3-bedroom, 2-bath home offers the perfect blend of comfort and location for lake lovers. Inside, you'll find a spacious living area anchored by a cozy wood-burning fireplace, ideal for relaxing after a day on the water. The kitchen and dining area flow seamlessly for easy entertaining, while the split-bedroom layout offers privacy for guests. Outside, enjoy the convenience of a storage shed for all your tools and toys. Located just down the street from a popular lakefront restaurant featuring a boat ramp and dock parking, you'll have quick access to fishing, boating, and beautiful sunsets over the lake. Whether you're looking for a primary residence, weekend getaway, or investment property, this home delivers exceptional value in a prime location!

19. 2026-02-03
    price $190,000

    Show marketing remark (771 chars)

    This charming 3-bedroom, 2-bath home offers the perfect blend of comfort and location for lake lovers. Inside, you'll find a spacious living area anchored by a cozy wood-burning fireplace, ideal for relaxing after a day on the water. The kitchen and dining area flow seamlessly for easy entertaining, while the split-bedroom layout offers privacy for guests. Outside, enjoy the convenience of a storage shed for all your tools and toys. Located just down the street from a popular lakefront restaurant featuring a boat ramp and dock parking, you'll have quick access to fishing, boating, and beautiful sunsets over the lake. Whether you're looking for a primary residence, weekend getaway, or investment property, this home delivers exceptional value in a prime location!

20. 2026-02-03
    price $190,000 771-char remark

    Show marketing remark (771 chars)

    This charming 3-bedroom, 2-bath home offers the perfect blend of comfort and location for lake lovers. Inside, you'll find a spacious living area anchored by a cozy wood-burning fireplace, ideal for relaxing after a day on the water. The kitchen and dining area flow seamlessly for easy entertaining, while the split-bedroom layout offers privacy for guests. Outside, enjoy the convenience of a storage shed for all your tools and toys. Located just down the street from a popular lakefront restaurant featuring a boat ramp and dock parking, you'll have quick access to fishing, boating, and beautiful sunsets over the lake. Whether you're looking for a primary residence, weekend getaway, or investment property, this home delivers exceptional value in a prime location!

21. 2026-02-03
    price $190,000

    Show marketing remark (771 chars)

    This charming 3-bedroom, 2-bath home offers the perfect blend of comfort and location for lake lovers. Inside, you'll find a spacious living area anchored by a cozy wood-burning fireplace, ideal for relaxing after a day on the water. The kitchen and dining area flow seamlessly for easy entertaining, while the split-bedroom layout offers privacy for guests. Outside, enjoy the convenience of a storage shed for all your tools and toys. Located just down the street from a popular lakefront restaurant featuring a boat ramp and dock parking, you'll have quick access to fishing, boating, and beautiful sunsets over the lake. Whether you're looking for a primary residence, weekend getaway, or investment property, this home delivers exceptional value in a prime location!

22. 2025-10-15
    price $195,000 771-char remark

    Show marketing remark (771 chars)

    This charming 3-bedroom, 2-bath home offers the perfect blend of comfort and location for lake lovers. Inside, you'll find a spacious living area anchored by a cozy wood-burning fireplace, ideal for relaxing after a day on the water. The kitchen and dining area flow seamlessly for easy entertaining, while the split-bedroom layout offers privacy for guests. Outside, enjoy the convenience of a storage shed for all your tools and toys. Located just down the street from a popular lakefront restaurant featuring a boat ramp and dock parking, you'll have quick access to fishing, boating, and beautiful sunsets over the lake. Whether you're looking for a primary residence, weekend getaway, or investment property, this home delivers exceptional value in a prime location!

23. 2025-10-15
    price $195,000

    Show marketing remark (771 chars)

    This charming 3-bedroom, 2-bath home offers the perfect blend of comfort and location for lake lovers. Inside, you'll find a spacious living area anchored by a cozy wood-burning fireplace, ideal for relaxing after a day on the water. The kitchen and dining area flow seamlessly for easy entertaining, while the split-bedroom layout offers privacy for guests. Outside, enjoy the convenience of a storage shed for all your tools and toys. Located just down the street from a popular lakefront restaurant featuring a boat ramp and dock parking, you'll have quick access to fishing, boating, and beautiful sunsets over the lake. Whether you're looking for a primary residence, weekend getaway, or investment property, this home delivers exceptional value in a prime location!

24. 2025-08-14
    listed $200,000 Active 771-char remark

    Show marketing remark (771 chars)

    This charming 3-bedroom, 2-bath home offers the perfect blend of comfort and location for lake lovers. Inside, you'll find a spacious living area anchored by a cozy wood-burning fireplace, ideal for relaxing after a day on the water. The kitchen and dining area flow seamlessly for easy entertaining, while the split-bedroom layout offers privacy for guests. Outside, enjoy the convenience of a storage shed for all your tools and toys. Located just down the street from a popular lakefront restaurant featuring a boat ramp and dock parking, you'll have quick access to fishing, boating, and beautiful sunsets over the lake. Whether you're looking for a primary residence, weekend getaway, or investment property, this home delivers exceptional value in a prime location!

25. 2025-08-14
    listed $200,000 Active

    Show marketing remark (771 chars)

    This charming 3-bedroom, 2-bath home offers the perfect blend of comfort and location for lake lovers. Inside, you'll find a spacious living area anchored by a cozy wood-burning fireplace, ideal for relaxing after a day on the water. The kitchen and dining area flow seamlessly for easy entertaining, while the split-bedroom layout offers privacy for guests. Outside, enjoy the convenience of a storage shed for all your tools and toys. Located just down the street from a popular lakefront restaurant featuring a boat ramp and dock parking, you'll have quick access to fishing, boating, and beautiful sunsets over the lake. Whether you're looking for a primary residence, weekend getaway, or investment property, this home delivers exceptional value in a prime location!

26. 2021-06-02
    historical
27. 2021-05-04
    soldstatus $80,000
28. 2021-04-10
    soldstatus $80,000 Closed
29. 2021-04-01
    status Pending
30. 2021-03-12
    status Pending
31. 2021-01-23
    price $82,000
32. 2021-01-01
    price $87,000
33. 2020-12-16
    price $91,000
34. 2020-12-15
    status Active
35. 2020-11-27
    status Pending
36. 2020-11-20
    price $89,000
37. 2020-10-28
    price $99,000
38. 2020-10-16
    price $109,000
39. 2020-10-09
    listed $82,000
40. 2020-10-09
    listed $119,000 Active
41. 2006-11-09
    soldstatus $58,000
42. 1993-06-14
    soldstatus $110,000
43. 1981-06-01
    soldstatus $110,000
44. 1976-05-01
    soldstatus $10,000

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$428/yr (+$36/mo · 43.5%)

ⓘ 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 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: $18,900
• − Mortgage interest: −$9,523
• − Property taxes: −$984
• − Insurance: −$850
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$4,945
• Taxable loss: −$426
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $2,502/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

+1700.0% since first listed

29 events — show timeline

• 2026-04-10 Price Changed $180,000 HCAR
• 2026-04-10 Price Changed $180,000 RACC
• 2026-04-10 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $190,000 RACC
• 2026-02-03 Price Changed $190,000 HCAR
• 2026-02-03 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-15 Price Changed $195,000 HCAR
• 2025-10-15 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Listed $200,000 HCAR
• 2025-08-14 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-02 Listing Removed — HCAR
• 2021-05-04 Sold (Public Records) $80,000 Public Records
• 2021-04-10 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-23 Price Changed $82,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-01 Price Changed $87,000 Stellar MLS as Distributed by MLS Grid
• 2020-12-16 Price Changed $91,000 Stellar MLS as Distributed by MLS Grid
• 2020-12-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-11-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-11-20 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-28 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-16 Price Changed $109,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-09 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-09 Listed $82,000 HCAR
• 2006-11-09 Sold (Public Records) $58,000 Public Records
• 1993-06-14 Sold (Public Records) $110,000 Public Records
• 1981-06-01 Sold (Public Records) $110,000 Public Records
• 1976-05-01 Sold (Public Records) $10,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $984 · +5.3% YoY. Source: county tax records.