7050 S Sonata Ave · Sugarmill Woods, FL 34446

$125,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 53 Days on market

Built 1991 0.94 ac lot Est $151k · 17% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a spectacular parcel this home sits on. Very deep lot consisting of just under 1 acre (. 94), with a 1991 single wide and three sheds for all your storage needs. This home also features a replaced septic drainfield in 2025

Key facts

• Deep lot
• Newer septic system
• Three sheds

Tags

• DEEP LOT
• NEWER SEPTIC SYSTEM
• THREE SHEDS

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Zoning: RURMH; Universal property ID available; Property sits on roughly 1/2 to less than 1 acre
• Financial info: Homestead exempt; No lease restrictions
• HOA & community: No association

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured single-wide home; One story; South-facing
• Construction: Metal frame construction; Metal roof; Slab foundation; Built area about 924 square feet
• Exterior features: Asphalt paved road access; Approximately 0.94 acres (about 3816 m²)

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; Wall/window AC units
• Interior features: Ceiling fans
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.0% in Sugarmill Woods — 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 59/100 on livability (#825 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; 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: 582 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 32% of the median local income ($59k/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 $864 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $9k; list at $125k implies a 1289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.26% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.96%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $150,612
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7214 S Sesame Street Ter	0.21mi	2/2.0	936 (+1%)	10mo	$150,000	$160	80
6969 W Sedate Ct	0.27mi	3/2.0 (+1)	960 (+4%)	2mo	$185,000	$193	74
6470 W Akazian Ln	0.65mi	3/2.0 (+1)	924 (0%)	2mo	$169,900	$184	63
6541 W Erlen Ln	0.61mi	2/2.0	924 (0%)	14mo	$151,000	$163	60
6460 W Akazian Ln	0.66mi	3/2.0 (+1)	902 (-2%)	2mo	$184,000	$204	59
6195 W Cardinal St	0.63mi	2/2.0	960 (+4%)	7mo	$70,000	$73	58
6488 W Akazian Ln	0.65mi	3/2.0 (+1)	902 (-2%)	4mo	$174,000	$193	58
6760 W Park Dr	0.38mi	2/1.0	848 (-8%)	14mo	$125,000	$147	52
7471 S Nancy Pt	0.68mi	2/1.5	1,016 (+10%)	8mo	$100,000	$98	43

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,337
• Equity at exit: $18,638

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $33,364
• Equity at exit: $10,808

Cash invested: $35,000 (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 34446

• Home prices YoY: -10.4%
• Active inventory: 582
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $370

Break-even live

Break-even rent $1,104

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $441	-5% $405	+0% $370	+5% $335	+10% $299
Rent	-10% $246	-5% $308	+0% $370	+5% $432	+10% $494
Rate	-1.0pp $433	-0.5pp $402	base $370	+0.5pp $338	+1.0pp $305

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Jamaica St Homosassa, FL	2.0	2.0	1100	$1,500	$1.36	21d	1	1.27mi

Listing history 24 events

1. 2026-06-15
   remarks 268-char remark
2. 2026-06-15
   status $125,000 Pending 53 DOM
3. 2026-06-15
   days on market $125,000 Active 53 DOM
4. 2026-06-14
   days on market $125,000 Active 51 DOM
5. 2026-06-13
   days on market $125,000 Active 50 DOM
6. 2026-06-09
   days on market $125,000 Active 47 DOM
7. 2026-06-08
   days on market $125,000 Active 46 DOM
8. 2026-06-07
   days on market $125,000 Active 45 DOM
9. 2026-06-03
   days on market $125,000 Active 41 DOM
10. 2026-06-02
    days on market $125,000 Active 40 DOM
11. 2026-06-01
    days on market $125,000 Active 39 DOM
12. 2026-05-31
    days on market $125,000 Active 38 DOM
13. 2026-05-30
    days on market $125,000 Active 37 DOM
14. 2026-04-29
    status Active 227-char remark

    Show marketing remark (227 chars)

    What a spectacular parcel this home sits on. Very deep lot consisting of just under 1 acre (. 94), with a 1991 single wide and three sheds for all your storage needs. This home also features a replaced septic drainfield in 2025

15. 2026-04-29
    status Active

    Show marketing remark (227 chars)

    What a spectacular parcel this home sits on. Very deep lot consisting of just under 1 acre (. 94), with a 1991 single wide and three sheds for all your storage needs. This home also features a replaced septic drainfield in 2025

16. 2025-12-26
    historical 227-char remark

    Show marketing remark (227 chars)

    What a spectacular parcel this home sits on. Very deep lot consisting of just under 1 acre (. 94), with a 1991 single wide and three sheds for all your storage needs. This home also features a replaced septic drainfield in 2025

17. 2025-12-18
    status Pending 227-char remark

    Show marketing remark (227 chars)

    What a spectacular parcel this home sits on. Very deep lot consisting of just under 1 acre (. 94), with a 1991 single wide and three sheds for all your storage needs. This home also features a replaced septic drainfield in 2025

18. 2025-12-18
    status Pending

    Show marketing remark (227 chars)

    What a spectacular parcel this home sits on. Very deep lot consisting of just under 1 acre (. 94), with a 1991 single wide and three sheds for all your storage needs. This home also features a replaced septic drainfield in 2025

19. 2025-12-12
    listed $125,000 Active 227-char remark

    Show marketing remark (227 chars)

    What a spectacular parcel this home sits on. Very deep lot consisting of just under 1 acre (. 94), with a 1991 single wide and three sheds for all your storage needs. This home also features a replaced septic drainfield in 2025

20. 2025-12-12
    listed $125,000 Active

    Show marketing remark (227 chars)

    What a spectacular parcel this home sits on. Very deep lot consisting of just under 1 acre (. 94), with a 1991 single wide and three sheds for all your storage needs. This home also features a replaced septic drainfield in 2025

21. 2012-09-19
    soldstatus $9,000 235-char remark

    Show marketing remark (235 chars)

    Mobile has been removed. Impact fee to vbe verified with county. 10x26 mobile has been removed. Property has well, septic and power pole. Ready for new unit. Shed on property. Nice level lot on paved road. Not far from the new WalMart.

22. 2012-04-20
    listed $12,000 235-char remark

    Show marketing remark (235 chars)

    Mobile has been removed. Impact fee to vbe verified with county. 10x26 mobile has been removed. Property has well, septic and power pole. Ready for new unit. Shed on property. Nice level lot on paved road. Not far from the new WalMart.

23. 2005-04-18
    soldstatus $64,500
24. 1985-02-01
    soldstatus $24,000

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $1,174 · $98/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 8/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 25 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: $18,864
• − Mortgage interest: −$7,002
• − Property taxes: −$1,174
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$3,636
• Taxable income: $2,611
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $3,813/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 — Sugarmill Woods

• Score: 59/100
• State rank: #825
• US rank: #20184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugarmill Woods, FL
• County: Citrus County · 111,314 people
• City population: 18,797
• Metro: Homosassa Springs, FL
• Population (ZIP): 19,102
• Household income: $58,802
• Rent vs Own: 6.9% rent · 93.1% own
• Severe rent burden: 121.0

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% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -32.11%
• Current HPI: 277.2576
• 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

+420.8% since first listed

11 events — show timeline

• 2026-04-29 Relisted — RACC
• 2026-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-26 Delisted — RACC
• 2025-12-18 Pending — RACC
• 2025-12-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-12 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-12 Listed $125,000 RACC
• 2012-09-19 Sold (MLS) $9,000 RACC
• 2012-04-20 Listed $12,000 RACC
• 2005-04-18 Sold (Public Records) $64,500 Public Records
• 1985-02-01 Sold (Public Records) $24,000 Public Records

Property tax history

+18.6%/yr

Latest (2025): $1,174 · +11.2% YoY. Source: county tax records.