843 CR 484 · Lake Panasoffkee, FL 33538

$134,900

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 201 Days on market

Built 1989 5,896 sqft lot Est $225k · 40% 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 +21.8/30.0
• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• DSCR +7.0/10.0
• Schools +5.2/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Under contract-accepting backup offers. Discover comfortable waterfront living in this beautifully updated 3-bedroom, 2-bath home located on a spring-fed, boatable canal with a short, scenic ride to Lake Panasoffkee. Enjoy peaceful mornings and breezy evenings on the spacious back porch overlooking the water, or relax on the welcoming front porch. This is a manufactured home, nothing like a mobile home! Currently being used as a Short Term Rental with consistent bookings! Accessing the water is a breeze with your own dock out back and with deeded access to a private boat ramp just 6 lots away. Inside, the fully furnished home offers a bright and open layout with a newly remodeled kitchen fe

Key facts

• Boatable canal
• Spacious back porch
• Waterfront living

Tags

• WATERFRONT LIVING
• BOATABLE CANAL
• SPACIOUS BACK PORCH
• PRIVATE BOAT RAMP
• NEWLY REMODELED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Furnished
• Financial info:
• HOA & community: No association

Exterior

• Parking:
• Security:
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Manufactured single-wide home; One story; Faces west; On waterfront with canal views and water access (canal, lake)
• Construction: Frame construction; Shingle roof; Other foundation; Built on a 0.14-acre lot
• Exterior features: Private boat ramp

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Sauna
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/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 $130k (4.0% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 $8k of equity ($933 loan paydown + $7k 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 201 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 13y ago; this cycle's ask has dropped $24k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $135k implies a 137% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 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: 0.96% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $224,640
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 NW 5th Rd	0.52mi	2/2.0 (-1)	960 (0%)	4mo	$225,000	$234	67
1361 NW 12th Ln	0.63mi	2/2.0 (-1)	960 (0%)	2mo	$125,000	$130	64

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: 18.5%
• Equity multiple: 2.17×
• Total profit: $44,300
• Equity at exit: $76,343

10-year hold

• IRR: 18.5%
• Equity multiple: 4.24×
• Total profit: $122,342
• Equity at exit: $131,672

Cash invested: $37,772 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $210

Break-even live

Break-even rent $1,030

Max offer price $134,900

Occupancy floor 79%

Sensitivity live

Price	-10% $286	-5% $248	+0% $210	+5% $172	+10% $133
Rent	-10% $107	-5% $159	+0% $210	+5% $261	+10% $312
Rate	-1.0pp $278	-0.5pp $244	base $210	+0.5pp $175	+1.0pp $139

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	22d	1	0.67mi

Listing history 50 events

1. 2026-06-13
   status $134,900 Pending 201 DOM
2. 2026-06-10
   days on market $134,900 Active 201 DOM
3. 2026-06-09
   days on market $134,900 Active 200 DOM
4. 2026-06-08
   days on market $134,900 Active 199 DOM
5. 2026-06-07
   days on market $134,900 Active 198 DOM
6. 2026-06-02
   days on market $134,900 Active 193 DOM
7. 2026-06-01
   days on market $134,900 Active 192 DOM
8. 2026-05-31
   days on market $134,900 Active 191 DOM
9. 2026-05-30
   days on market $134,900 Active 190 DOM
10. 2026-05-15
    price $134,900
11. 2026-03-17
    price $139,000
12. 2026-02-04
    price $149,000
13. 2026-01-08
    price $150,000
14. 2025-11-21
    listed $159,000 Active
15. 2025-07-27
    historical
16. 2025-06-24
    status Active
17. 2025-06-17
    status Pending
18. 2025-06-16
    status Active
19. 2025-06-11
    historical
20. 2025-05-09
    price $149,999
21. 2025-03-27
    status Active
22. 2025-03-27
    price $159,999
23. 2025-03-21
    historical
24. 2025-01-14
    price $169,999
25. 2024-12-05
    price $179,999
26. 2024-11-21
    listed $189,000 Active
27. 2024-11-11
    historical
28. 2024-07-28
    price $169,000
29. 2024-07-05
    listed $179,000 Active
30. 2024-04-18
    price $190,000
31. 2024-04-01
    price $194,999
32. 2024-02-27
    listed $199,999 Active
33. 2022-02-25
    soldstatus $57,000
34. 2022-02-08
    soldstatus $57,000 Closed
35. 2022-01-26
    status Pending
36. 2021-11-16
    price $68,499
37. 2021-11-06
    status Active
38. 2021-11-06
    price $68,500
39. 2021-11-01
    status Pending
40. 2021-10-15
    price $69,500
41. 2021-10-10
    price $69,899
42. 2021-10-02
    status Active
43. 2021-10-01
    status Active
44. 2021-10-01
    listed $69,900 Active
45. 2019-02-14
    soldstatus $45,000
46. 2018-11-30
    historical
47. 2017-11-16
    listed $69,500 Active
48. 2014-05-01
    historical
49. 2013-10-26
    listed $49,900 Active
50. 2004-03-31
    soldstatus $45,000

ⓘ 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: $596 · $50/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$524/yr (+$44/mo · 87.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,540
• − Mortgage interest: −$7,556
• − Property taxes: −$596
• − Insurance: −$674
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$3,924
• Taxable income: $302
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $2,444/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

+199.8% since first listed

41 events — show timeline

• 2026-05-15 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-21 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-09 Price Changed $149,999 Stellar MLS as Distributed by MLS Grid
• 2025-03-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-27 Price Changed $159,999 Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Price Changed $169,999 Stellar MLS as Distributed by MLS Grid
• 2024-12-05 Price Changed $179,999 Stellar MLS as Distributed by MLS Grid
• 2024-11-21 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-28 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-05 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-18 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-01 Price Changed $194,999 Stellar MLS as Distributed by MLS Grid
• 2024-02-27 Listed $199,999 Stellar MLS as Distributed by MLS Grid
• 2022-02-25 Sold (Public Records) $57,000 Public Records
• 2022-02-08 Sold (MLS) $57,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-16 Price Changed $68,499 Stellar MLS as Distributed by MLS Grid
• 2021-11-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-11-06 Price Changed $68,500 Stellar MLS as Distributed by MLS Grid
• 2021-11-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-15 Price Changed $69,500 Stellar MLS as Distributed by MLS Grid
• 2021-10-10 Price Changed $69,899 Stellar MLS as Distributed by MLS Grid
• 2021-10-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-10-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-10-01 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2019-02-14 Sold (Public Records) $45,000 Public Records
• 2018-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-11-16 Listed $69,500 Stellar MLS as Distributed by MLS Grid
• 2014-05-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-10-26 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2004-03-31 Sold (Public Records) $45,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $596 · +1.6% YoY. Source: county tax records.