11291 SE 202nd Ln · Inglis, FL 34449

$110,000

2 bd · 1.0 ba · 770 sqft · Manufactured public records · 20 Days on market

Built 1980 0.46 ac lot Est $145k · 24% under

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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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• Appreciation +7.0/10.0
• 1% rule +5.3/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits at this peaceful . 46-acre retreat located in a quiet Inglis community near the fishing and boating paradise of Lake Rousseau. This 1980 double-wide manufactured home features a functional layout with an eat-in kitchen, a living room accented by custom beams, 2 bedrooms, and 1 bathroom. While the interior retains its original character and is ready for a full aesthetic renovation, the property offers significant outdoor value with a large covered front porch, a screened back porch, metal roof, and an attached shed that could serve as a garage or carport. The fully fenced lot is a handyman’s dream, featuring three additional storage sheds, a second carport, and natural landscaping including bamboo and buttonbush. Please note this is a probate sale and is subject to court approval. For those looking to expand, two adjoining lots are available for purchase separately at $30,000. These lots previously held a mobile home, and the availability or condition of well, septic, and electric connections should be independently verified by the Buyer and Buyer’s Agent. With a little sweat equity, this property can be transformed into the ultimate country getaway or permanent residence.

Key facts

• Metal roof
• Screened back porch
• 46 acre retreat

Tags

• 46 ACRE RETREAT
• QUIET COMMUNITY
• LARGE COVERED FRONT PORCH
• SCREENED BACK PORCH
• METAL ROOF
• ATTACHED SHED

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Carport with 1 space
• Utilities: Well water; Septic tank; Electricity available; Water available
• Home design: Manufactured double-wide home; One story; South-facing
• Construction: Metal siding; Metal roof; Block foundation; Built on one level
• Exterior features: Covered front and rear porches; Shed(s) and storage; Other exterior features

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms (one-level)
• Flooring: Laminate; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.1% in Inglis — 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 61/100 on livability (#796 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.
• Levy (rural): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($761 loan paydown + $4k appreciation (4.0% local appreciation)).
• Levy County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 20 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; list at $110k implies a 175% 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (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: 1.03% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $144,760
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20110 SE 112th Ave	0.19mi	2/1.0	672 (-13%)	8mo	$129,900	$193	64
19849 SE 110th Ave	0.51mi	2/2.0	864 (+12%)	2mo	$162,700	$188	50
20033 SE 111th Ave	0.29mi	2/1.0	672 (-13%)	22mo	$38,500	$57	47

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

Projected returns pro-forma

4.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.08×
• Total profit: $33,299
• Equity at exit: $55,963

10-year hold

• IRR: 18.6%
• Equity multiple: 3.98×
• Total profit: $91,703
• Equity at exit: $91,685

Cash invested: $30,800 (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 34449

• Home prices YoY: 1.3%
• Active inventory: 81
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $219

Break-even live

Break-even rent $854

Max offer price $110,000

Occupancy floor 76%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $110,000 Active 20 DOM
2. 2026-06-17
   days on market $110,000 Active 19 DOM
3. 2026-06-16
   days on market $110,000 Active 18 DOM
4. 2026-06-15
   days on market $110,000 Active 17 DOM
5. 2026-06-14
   days on market $110,000 Active 15 DOM
6. 2026-06-13
   pricestatusdays on market $110,000 Active 14 DOM
7. 2026-05-15
   listed $99,900 Active

   Show marketing remark (1222 chars)

   Opportunity awaits at this peaceful . 46-acre retreat located in a quiet Inglis community near the fishing and boating paradise of Lake Rousseau. This 1980 double-wide manufactured home features a functional layout with an eat-in kitchen, a living room accented by custom beams, 2 bedrooms, and 1 bathroom. While the interior retains its original character and is ready for a full aesthetic renovation, the property offers significant outdoor value with a large covered front porch, a screened back porch, metal roof, and an attached shed that could serve as a garage or carport. The fully fenced lot is a handyman’s dream, featuring three additional storage sheds, a second carport, and natural landscaping including bamboo and buttonbush. Please note this is a probate sale and is subject to court approval. For those looking to expand, two adjoining lots are available for purchase separately at $30,000. These lots previously held a mobile home, and the availability or condition of well, septic, and electric connections should be independently verified by the Buyer and Buyer’s Agent. With a little sweat equity, this property can be transformed into the ultimate country getaway or permanent residence.

8. 2026-05-15
   listed $99,900 Active 1222-char remark

   Show marketing remark (1222 chars)

   Opportunity awaits at this peaceful . 46-acre retreat located in a quiet Inglis community near the fishing and boating paradise of Lake Rousseau. This 1980 double-wide manufactured home features a functional layout with an eat-in kitchen, a living room accented by custom beams, 2 bedrooms, and 1 bathroom. While the interior retains its original character and is ready for a full aesthetic renovation, the property offers significant outdoor value with a large covered front porch, a screened back porch, metal roof, and an attached shed that could serve as a garage or carport. The fully fenced lot is a handyman’s dream, featuring three additional storage sheds, a second carport, and natural landscaping including bamboo and buttonbush. Please note this is a probate sale and is subject to court approval. For those looking to expand, two adjoining lots are available for purchase separately at $30,000. These lots previously held a mobile home, and the availability or condition of well, septic, and electric connections should be independently verified by the Buyer and Buyer’s Agent. With a little sweat equity, this property can be transformed into the ultimate country getaway or permanent residence.

9. 2015-12-11
   soldstatus $40,000 300-char remark

   Show marketing remark (300 chars)

   This is a cute as they come. Nice wooded lots with big oaks. Home is neat and clean with several additions. Partially furnished, washer, dryer, ready to occupy. Screened porch, front porch with swing, fenced, 2 sheds, carport, deck, flower gardens and just across from Lake Rousseau. Quiet community.

10. 2015-07-14
    listed $49,500 300-char remark

    Show marketing remark (300 chars)

    This is a cute as they come. Nice wooded lots with big oaks. Home is neat and clean with several additions. Partially furnished, washer, dryer, ready to occupy. Screened porch, front porch with swing, fenced, 2 sheds, carport, deck, flower gardens and just across from Lake Rousseau. Quiet community.

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$287/yr (+$24/mo · 45.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,583
• − Mortgage interest: −$6,162
• − Property taxes: −$626
• − Insurance: −$550
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$3,200
• Taxable income: $872
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $2,423/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: Levy
• NCES district ID: 1201140
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,254
• Composite: 36.42/100
• National rank: #4673
• State rank: #54 of 73 in FL

Livability — Inglis

• Score: 61/100
• State rank: #796
• US rank: #18314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,508

Population outlook (Levy County) Hauer SSP2

• Today (2025): 36,536 people
• By 2030: 34,498 · -5.6%
• By 2040: 30,294 · -17.1%
• By 2050: 26,368 · -27.8%
• By 2075: 19,003 · -48.0%
• By 2100: 13,169 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Levy

• 2024 margin: Solid R (+50.3) · D 24.6% · R 74.8%
• 2008→2024 swing: -23.3pp toward R · 2008: -26.9pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.6 2016: R+44.8 2012: R+32.2 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.03%
• Current HPI: 319.0929
• 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

+101.8% since first listed

4 events — show timeline

• 2026-05-15 Listed $99,900 RACC
• 2026-05-15 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2015-12-11 Sold (MLS) $40,000 RACC
• 2015-07-14 Listed $49,500 RACC

Property tax history

+9.4%/yr

Latest (2025): $626 · +38.0% YoY. Source: county tax records.