1146 CR 482 Rd N · Lake Panasoffkee, FL 33538

$158,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 190 Days on market

Built 1972 0.33 ac 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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

REALLY NICE Doublewide Mobile Home. . 3BD/2BA home that has been redone. New Kitchen cabinets and appliances. Roof over recently done, 3 storage sheds, back porch, front Florida Room. Don't let the age of this home fool you. .looks like new!!!

Key facts

• Generous living area
• Roomy kitchen
• Double lot

Tags

• DOUBLE LOT
• ROOMY KITCHEN
• GENEROUS LIVING AREA
• TWO SHEDS
• CONCRETE SLAB
• METAL CARPORT

Property features AI

Finance

• HOA & community: Nearby park and restaurant

Exterior

• Parking: 2 total parking spaces; 1-car garage; Detached carport; Concrete driveway; Private parking
• Security: Smoke detectors
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured home (double wide); One level
• Construction: Vinyl siding; Metal roof; New construction
• Exterior features: Dock; Deck; Shed(s), storage and workshop

Interior

• Kitchen: Convection oven; Electric cooktop and electric oven; Dishwasher; Microwave; Refrigerator; Garbage disposal; Water purifier
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Blinds and window treatments; Convection oven; Dryer; Dishwasher; Electric cooktop; Electric oven; Garbage disposal; Microwave; Refrigerator; Water heater; Water purifier; Washer; Vinyl flooring
• Laundry & utility: Washer and dryer included; Water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/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 (0.9% below list).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.

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: South Sumter Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 897 students, 61% FRL); South Sumter High School (math 33% / reading 48%, grade F, #294 of 667 statewide, top 44%, 1,045 students, 52% FRL).
• Zoned-school proficiency averages 48% at this address vs 61% district-wide (-14 pts) — the specific schools serving this property underperform the Sumter average; the district grade overstates school quality for this exact location.
• 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 $9k 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 $44k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $41k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $159k implies a 218% 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 $139,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 8.4

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: 19.7%
• Equity multiple: 2.24×
• Total profit: $55,374
• Equity at exit: $89,925

10-year hold

• IRR: 19.5%
• Equity multiple: 4.39×
• Total profit: $150,982
• Equity at exit: $155,098

Cash invested: $44,492 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$833
• Tax from tax record: −$47 /mo · $570/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $297

Break-even live

Break-even rent $1,199

Max offer price $158,900

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: $39,725
• Closing costs: $4,767
• 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	20d	1	1.19mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $158,900 Pending 190 DOM
2. 2026-06-02
   days on market $158,900 Active 189 DOM
3. 2026-06-01
   days on market $158,900 Active 188 DOM
4. 2026-05-31
   days on market $158,900 Active 187 DOM
5. 2026-04-27
   price $158,900
6. 2026-02-27
   price $169,900
7. 2025-12-08
   price $179,900
8. 2025-11-20
   listed $199,999 Active
9. 2010-06-30
   soldstatus $50,000
10. 2010-06-28
    soldstatus $50,000 243-char remark

    Show marketing remark (243 chars)

    REALLY NICE Doublewide Mobile Home. . 3BD/2BA home that has been redone. New Kitchen cabinets and appliances. Roof over recently done, 3 storage sheds, back porch, front Florida Room. Don't let the age of this home fool you. .looks like new!!!

11. 2010-05-04
    listed $54,900 243-char remark

    Show marketing remark (243 chars)

    REALLY NICE Doublewide Mobile Home. . 3BD/2BA home that has been redone. New Kitchen cabinets and appliances. Roof over recently done, 3 storage sheds, back porch, front Florida Room. Don't let the age of this home fool you. .looks like new!!!

ⓘ 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: $570 · $47/mo
• Projected year-2 tax: $1,319 · $110/mo
• Expected delta: +$749/yr (+$62/mo · 131.5%)

ⓘ 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 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: $18,900
• − Mortgage interest: −$8,901
• − Property taxes: −$570
• − Insurance: −$794
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$4,623
• Taxable income: $988
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $3,330/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

+189.4% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $158,900 RACC
• 2026-02-27 Price Changed $169,900 RACC
• 2025-12-08 Price Changed $179,900 RACC
• 2025-11-20 Listed $199,999 RACC
• 2010-06-30 Sold (Public Records) $50,000 Public Records
• 2010-06-28 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2010-05-04 Listed $54,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $570 · +3.9% YoY. Source: county tax records.