2433 E North St · Inverness Highlands North, FL 34453

$130,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 21 Days on market

Built 1998 0.25 ac lot Est $108k · 21% 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

As-Is, Move-In Ready. 3-bedroom, 2-bath 1998 double-wide mobile home sits on a large 0.25-acre lot in Inverness. 2 bedrooms feature bare wood floors that will need to be carpeted or finished. Most of the home has luxury plank flooring, and the spacious kitchen offers a pantry, plenty of counter and cabinet space, stove, mini fridge and a dishwasher. The chain link fenced backyard is ideal for your pets and includes a fire pit for cozy evenings. Additional features include a newer roof (from 2020), water softener, washer and dryer, ceiling fan, large concrete driveway, and a newer 8x12 shed for additional storage, tools, or toys. Enjoy this peaceful spot surrounded by mature trees and wide-open farmland behind the property, shopping is just minutes away. Don’t miss this opportunity—schedule your showing today!

Key facts

• 0.25 acre lot
• Built 1998
• Listed 21 days

Property features AI

Finance

• Other: Property type: Residential - Manufactured Home; Zoning: MDRMH; Universal property ID available; Unfurnished
• Financial info: No lease restrictions; Tax information available but omitted per instructions
• HOA & community: No HOA/association

Exterior

• Parking: No specific parking information provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Broadband/High-Speed internet available; Electricity connected
• Home design: Manufactured double-wide home; One story; Home faces south
• Construction: Vinyl siding; Shingle roof; Block foundation; Building area approximately 960 square feet
• Exterior features: Paved road access; Lot approximately 0.25 acre (1/4 to less than 1/2 acre)

Interior

• Kitchen: Range; Range hood; Refrigerator; Dishwasher not listed
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Living area approximately 960 square feet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen/family room combo; Living room/dining room combo; Thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and Dryer listed among appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 5.5% in Inverness Highlands North — 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 65/100 on livability (#643 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities 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.
• Market conditions: 421 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($58k/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 $899 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $80k; list at $130k implies a 62% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.32% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.51%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $107,520
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2477 E North St	0.04mi	2/2.0 (-1)	960 (0%)	4mo	$55,000	$57	90
2510 E Mercury St	0.11mi	3/2.0	960 (0%)	15mo	$120,000	$125	82
2621 E North St	0.19mi	3/2.0	924 (-4%)	9mo	$87,000	$94	78
2690 E Mercury St	0.27mi	3/2.0	924 (-4%)	8mo	$169,900	$184	75
2787 E Earth St	0.44mi	2/2.0 (-1)	920 (-4%)	9mo	$110,000	$120	60
2801 E Dawson Dr	0.59mi	2/2.0 (-1)	1,012 (+5%)	22mo	$113,000	$112	40
146 N Croft Ave	0.47mi	2/2.0 (-1)	1,092 (+14%)	17mo	$85,000	$78	36
2707 E Mars St	0.42mi	3/1.5	1,100 (+15%)	23mo	$114,000	$104	35

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: 6.3%
• Equity multiple: 1.24×
• Total profit: $8,909
• Equity at exit: $19,383

10-year hold

• IRR: 15.7%
• Equity multiple: 2.27×
• Total profit: $46,408
• Equity at exit: $11,240

Cash invested: $36,400 (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 34453

• Home prices YoY: -26.1%
• Active inventory: 421
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $470

Break-even live

Break-even rent $1,123

Max offer price $130,000

Occupancy floor 68%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3070 E Odier St Inverness, FL	2.0	2.0	1052	$1,800	$1.71	21d	1	0.76mi

Listing history 16 events

1. 2026-06-09
   status $130,000 Pending 21 DOM
2. 2026-06-08
   days on market $130,000 Active 21 DOM
3. 2026-06-07
   days on market $130,000 Active 20 DOM
4. 2026-06-03
   days on market $130,000 Active 16 DOM
5. 2026-06-02
   days on market $130,000 Active 15 DOM
6. 2026-06-01
   days on market $130,000 Active 14 DOM
7. 2026-05-31
   days on market $130,000 Active 13 DOM
8. 2026-05-30
   days on market $130,000 Active 12 DOM
9. 2026-05-18
   listed $130,000 Active
10. 2025-07-03
    soldstatus $80,000
11. 2025-07-01
    soldstatus $80,000 Closed 832-char remark

    Show marketing remark (832 chars)

    As-Is, Move-In Ready. 3-bedroom, 2-bath 1998 double-wide mobile home sits on a large 0.25-acre lot in Inverness. 2 bedrooms feature bare wood floors that will need to be carpeted or finished. Most of the home has luxury plank flooring, and the spacious kitchen offers a pantry, plenty of counter and cabinet space, stove, mini fridge and a dishwasher. The chain link fenced backyard is ideal for your pets and includes a fire pit for cozy evenings. Additional features include a newer roof (from 2020), water softener, washer and dryer, ceiling fan, large concrete driveway, and a newer 8x12 shed for additional storage, tools, or toys. Enjoy this peaceful spot surrounded by mature trees and wide-open farmland behind the property, shopping is just minutes away. Don’t miss this opportunity—schedule your showing today!

12. 2025-06-23
    status Pending 832-char remark

    Show marketing remark (832 chars)

    As-Is, Move-In Ready. 3-bedroom, 2-bath 1998 double-wide mobile home sits on a large 0.25-acre lot in Inverness. 2 bedrooms feature bare wood floors that will need to be carpeted or finished. Most of the home has luxury plank flooring, and the spacious kitchen offers a pantry, plenty of counter and cabinet space, stove, mini fridge and a dishwasher. The chain link fenced backyard is ideal for your pets and includes a fire pit for cozy evenings. Additional features include a newer roof (from 2020), water softener, washer and dryer, ceiling fan, large concrete driveway, and a newer 8x12 shed for additional storage, tools, or toys. Enjoy this peaceful spot surrounded by mature trees and wide-open farmland behind the property, shopping is just minutes away. Don’t miss this opportunity—schedule your showing today!

13. 2025-05-30
    status Active 832-char remark

    Show marketing remark (832 chars)

    As-Is, Move-In Ready. 3-bedroom, 2-bath 1998 double-wide mobile home sits on a large 0.25-acre lot in Inverness. 2 bedrooms feature bare wood floors that will need to be carpeted or finished. Most of the home has luxury plank flooring, and the spacious kitchen offers a pantry, plenty of counter and cabinet space, stove, mini fridge and a dishwasher. The chain link fenced backyard is ideal for your pets and includes a fire pit for cozy evenings. Additional features include a newer roof (from 2020), water softener, washer and dryer, ceiling fan, large concrete driveway, and a newer 8x12 shed for additional storage, tools, or toys. Enjoy this peaceful spot surrounded by mature trees and wide-open farmland behind the property, shopping is just minutes away. Don’t miss this opportunity—schedule your showing today!

14. 2025-05-30
    status Pending 832-char remark

    Show marketing remark (832 chars)

    As-Is, Move-In Ready. 3-bedroom, 2-bath 1998 double-wide mobile home sits on a large 0.25-acre lot in Inverness. 2 bedrooms feature bare wood floors that will need to be carpeted or finished. Most of the home has luxury plank flooring, and the spacious kitchen offers a pantry, plenty of counter and cabinet space, stove, mini fridge and a dishwasher. The chain link fenced backyard is ideal for your pets and includes a fire pit for cozy evenings. Additional features include a newer roof (from 2020), water softener, washer and dryer, ceiling fan, large concrete driveway, and a newer 8x12 shed for additional storage, tools, or toys. Enjoy this peaceful spot surrounded by mature trees and wide-open farmland behind the property, shopping is just minutes away. Don’t miss this opportunity—schedule your showing today!

15. 2025-05-23
    listed $100,000 Active 832-char remark

    Show marketing remark (832 chars)

    As-Is, Move-In Ready. 3-bedroom, 2-bath 1998 double-wide mobile home sits on a large 0.25-acre lot in Inverness. 2 bedrooms feature bare wood floors that will need to be carpeted or finished. Most of the home has luxury plank flooring, and the spacious kitchen offers a pantry, plenty of counter and cabinet space, stove, mini fridge and a dishwasher. The chain link fenced backyard is ideal for your pets and includes a fire pit for cozy evenings. Additional features include a newer roof (from 2020), water softener, washer and dryer, ceiling fan, large concrete driveway, and a newer 8x12 shed for additional storage, tools, or toys. Enjoy this peaceful spot surrounded by mature trees and wide-open farmland behind the property, shopping is just minutes away. Don’t miss this opportunity—schedule your showing today!

16. 2019-12-13
    soldstatus $60,000

ⓘ 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: $1,819 · $152/mo
• Projected year-2 tax: $1,819 · $152/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $20,625
• − Mortgage interest: −$7,282
• − Property taxes: −$1,819
• − Insurance: −$650
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$3,782
• Taxable income: $3,792
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $4,734/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 — Inverness Highlands North

• Score: 65/100
• State rank: #643
• US rank: #12713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Citrus County · 111,314 people
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,621
• Household income: $57,568
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 240.0

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% Hispanic / Latino 6% Black 3% Two or more races 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1% Other Asian/Pacific 0%

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: ▼ -103.32%
• Current HPI: 291.8965
• 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

+116.7% since first listed

8 events — show timeline

• 2026-05-18 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-03 Sold (Public Records) $80,000 Public Records
• 2025-07-01 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-23 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-13 Sold (Public Records) $60,000 Public Records

Property tax history

+23.3%/yr

Latest (2025): $1,819 · +235.2% YoY. Source: county tax records.