836 CR 481w · Lake Panasoffkee, FL 33538

$109,000

2 bd · 2.0 ba · 805 sqft · Manufactured · 109 Days on market

Built 1985 9,800 sqft lot Est $144k · 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• Appreciation +7.5/10.0
• 1% rule +7.2/10.0
• 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

You don't want to miss this piece of tranquility in the neighborhood of Hudson Estates. This property in peaceful surroundings is equipped with power, well and septic ready for your to build your own home. The lot is partially fenced and zoned for single family homes or mobile homes. Don't miss this one!

Key facts

• Septic tank
• Fenced
• Hudson estates

Tags

• HUDSON ESTATES
• MOBIL HOME
• SEPTIC TANK
• FENCED

Property features AI

Finance

• Other: Lot approximately 0.23 acres (70 x 140); Living area approximately 806 sq ft (estimated); Total rooms: 6; Universal property ID available; Previously temporarily off-market
• Financial info: No lease restrictions
• HOA & community: No HOA/association

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Well water; Septic tank sewer; Electricity available
• Home design: Manufactured home (single wide); One story; East-facing entry
• Construction: Vinyl siding; Metal roof; Other foundation details; Built as a manufactured home (single wide)
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Mini-split cooling; Other cooling
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($754 loan paydown + $5k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 109 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.
• Current owner paid $24k; list at $109k implies a 354% 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 $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.60%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $144,095
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1141 NW 12th Ln	0.45mi	2/2.0	784 (-3%)	6mo	$140,000	$179	70

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: 22.8%
• Equity multiple: 2.44×
• Total profit: $43,859
• Equity at exit: $61,685

10-year hold

• IRR: 22.3%
• Equity multiple: 4.82×
• Total profit: $116,435
• Equity at exit: $106,392

Cash invested: $30,520 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $295

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 73%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 NW 12th Ln Lake Panasoffkee, FL	2.0	2.0	784	$1,295	$1.65	21d	1	0.39mi
2248 CR 446 Lake Panasoffkee, FL	1.0	1.0	650	$1,225	$1.88	21d	1	1.41mi
1314 CR 443 Lake Panasoffkee, FL	2.0	2.0	973	$1,575	$1.62	21d	1	1.49mi

Listing history 24 events

1. 2026-06-19
   days on market $109,000 Active 109 DOM
2. 2026-06-18
   days on market $109,000 Active 108 DOM
3. 2026-06-17
   days on market $109,000 Active 107 DOM
4. 2026-06-16
   days on market $109,000 Active 106 DOM
5. 2026-06-15
   days on market $109,000 Active 105 DOM
6. 2026-06-14
   days on market $109,000 Active 103 DOM
7. 2026-06-13
   days on market $109,000 Active 102 DOM
8. 2026-06-10
   days on market $109,000 Active 100 DOM
9. 2026-06-09
   days on market $109,000 Active 99 DOM
10. 2026-06-08
    days on market $109,000 Active 98 DOM
11. 2026-06-07
    days on market $109,000 Active 97 DOM
12. 2026-06-02
    days on market $109,000 Active 92 DOM
13. 2026-06-01
    days on market $109,000 Active 91 DOM
14. 2026-05-31
    days on market $109,000 Active 90 DOM
15. 2026-05-30
    days on market $109,000 Active 89 DOM
16. 2026-04-22
    status Active
17. 2025-11-13
    listed $109,000 Active
18. 2023-12-11
    soldstatus $24,000 Closed 305-char remark

    Show marketing remark (305 chars)

    You don't want to miss this piece of tranquility in the neighborhood of Hudson Estates. This property in peaceful surroundings is equipped with power, well and septic ready for your to build your own home. The lot is partially fenced and zoned for single family homes or mobile homes. Don't miss this one!

19. 2023-11-14
    status Pending 305-char remark

    Show marketing remark (305 chars)

    You don't want to miss this piece of tranquility in the neighborhood of Hudson Estates. This property in peaceful surroundings is equipped with power, well and septic ready for your to build your own home. The lot is partially fenced and zoned for single family homes or mobile homes. Don't miss this one!

20. 2023-10-27
    listed $34,000 Active 305-char remark

    Show marketing remark (305 chars)

    You don't want to miss this piece of tranquility in the neighborhood of Hudson Estates. This property in peaceful surroundings is equipped with power, well and septic ready for your to build your own home. The lot is partially fenced and zoned for single family homes or mobile homes. Don't miss this one!

21. 2023-04-04
    soldstatus $58,000
22. 2023-01-31
    soldstatus $58,000 Closed 660-char remark

    Show marketing remark (660 chars)

    This home needs work, and you can make the PROFIT! The potential is here! Located on Lake Panasoffkee. This 720 square foot mobile / manufactured home has 2 bedrooms and 1.0 bathrooms. MINUTES TO SEVERAL BOAT RAMPS AND THE HISTORIC DOWNTOWN AREA. WHEN THE FL CENTRAL RAILROAD EXTENDED SOUTH FROM WILDWOOD, THE 1ST NEW STATION STOP WAS PANASOFFKEE. THIS SPRING-FED LAKE IS 4,460 ACRES, WITH MILES OF HIKING & EQUESTRIAN TRAILS, AND CAMPSITES. GREAT FISHING AND BIRD & ANIMAL WATCHING IN THIS WILDLIFE MANAGEMENT AREA. NEARBY SCHOOLS, RESTAURANTS & SHOPS MAKE THIS AN IDEAL GET-AWAY OR YEAR-ROUND FLORIDA COUNTRY LIVING. ONLY CASH OR HARD MONEY

23. 2023-01-15
    listed $64,900 Active 660-char remark

    Show marketing remark (660 chars)

    This home needs work, and you can make the PROFIT! The potential is here! Located on Lake Panasoffkee. This 720 square foot mobile / manufactured home has 2 bedrooms and 1.0 bathrooms. MINUTES TO SEVERAL BOAT RAMPS AND THE HISTORIC DOWNTOWN AREA. WHEN THE FL CENTRAL RAILROAD EXTENDED SOUTH FROM WILDWOOD, THE 1ST NEW STATION STOP WAS PANASOFFKEE. THIS SPRING-FED LAKE IS 4,460 ACRES, WITH MILES OF HIKING & EQUESTRIAN TRAILS, AND CAMPSITES. GREAT FISHING AND BIRD & ANIMAL WATCHING IN THIS WILDLIFE MANAGEMENT AREA. NEARBY SCHOOLS, RESTAURANTS & SHOPS MAKE THIS AN IDEAL GET-AWAY OR YEAR-ROUND FLORIDA COUNTRY LIVING. ONLY CASH OR HARD MONEY

24. 1993-04-29
    soldstatus $13,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $15,925
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,171
• Taxable income: $1,920
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $3,080/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

+738.5% since first listed

9 events — show timeline

• 2026-04-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Listed $109,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-11 Sold (MLS) $24,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-27 Listed $34,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-04 Sold (Public Records) $58,000 Public Records
• 2023-01-31 Sold (MLS) $58,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-15 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 1993-04-29 Sold (Public Records) $13,000 Public Records

Property tax history

-11.5%/yr

Latest (2025): $73 · +4.0% YoY. Source: county tax records.