6088 N Speckled Perch Ter · Hernando, FL 34442

$134,900

2 bd · 2.0 ba · 1,336 sqft · Manufactured public records · 67 Days on market

Built 1989 0.40 ac lot Est $195k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this inviting mobile home situated on a generous corner double lot, nearly half an acre in size. The open layout features a bright dining room, living room, and family room, all adorned with ample windows that fill the space with natural light. The large master bedroom includes a walk-in closet and ensuite shower, while the second bedroom is conveniently located across from the main bathroom. Although the home requires some updating, including new flooring and repair of ceiling discoloration from the old roof, it comes with significant updates, such as a newer roof (2024) and an A/C unit (2025). Step outside to a huge screened porch, perfect for relaxing or entertaining. The proper

Key facts

• Corner double lot
• Fully fenced
• Huge screened porch

Tags

• CORNER DOUBLE LOT
• HUGE SCREENED PORCH
• FULLY FENCED
• TWO SHEDS
• WORKSHOP WITH CARPORT
• EASY ACCESS TO BOATING

Property features AI

Exterior

• Parking: Attached carport (unpaved); Carport provides 1 parking space total
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured home (double wide); Faces east
• Construction: Asphalt shingle roof; Double wide manufactured home; Mobile dimensions approximately 22' x 56'
• Exterior features: Chain link fencing; Corner lot; Landscaped yard; Level lot; Wooded; Paved road frontage on a county road; No pool

Interior

• Kitchen: Electric oven; Microwave; Eat-in kitchen; Breakfast bar; Laminate counters
• Bedrooms: Master bedroom on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Breakfast bar; Built-in bookcases; Cathedral ceilings; Eat-in kitchen; Laminate countertops; Walk-in closets; Master bedroom on main level; High-speed internet
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.6% in Hernando — 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 71/100 on livability (#402 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-.
• 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.
• Zoned schools: Central Ridge Elementary School (math 41% / reading 44%, grade F, #1,383 of 2,144 statewide, top 65%, 723 students, 64% FRL); Citrus Springs Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 821 students, 59% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 444 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 38% of the median local income ($57k/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 $933 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $135k implies a 80% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.33% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.02%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $195,056
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6031 N Mallard Dr	0.13mi	3/2.0 (+1)	1,512 (+13%)	16mo	$220,000	$146	54

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $16,227
• Equity at exit: $20,114

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $63,056
• Equity at exit: $11,664

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 34442

• Home prices YoY: -21.9%
• Active inventory: 444
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $599

Break-even live

Break-even rent $1,037

Max offer price $134,900

Occupancy floor 62%

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
6128 N Bayfront Dr Hernando, FL	3.0	2.0	1771	$2,250	$1.27	21d	1	0.32mi

Listing history 20 events

1. 2026-06-19
   days on market $134,900 Active 67 DOM
2. 2026-06-18
   days on market $134,900 Active 66 DOM
3. 2026-06-17
   days on market $134,900 Active 65 DOM
4. 2026-06-16
   days on market $134,900 Active 64 DOM
5. 2026-06-15
   days on market $134,900 Active 63 DOM
6. 2026-06-14
   days on market $134,900 Active 61 DOM
7. 2026-06-13
   pricedays on market $134,900 Active 60 DOM
8. 2026-06-09
   days on market $139,900 Active 57 DOM
9. 2026-06-08
   days on market $139,900 Active 56 DOM
10. 2026-06-07
    days on market $139,900 Active 55 DOM
11. 2026-06-03
    days on market $139,900 Active 51 DOM
12. 2026-06-02
    days on market $139,900 Active 50 DOM
13. 2026-06-01
    days on market $139,900 Active 49 DOM
14. 2026-05-31
    days on market $139,900 Active 48 DOM
15. 2026-05-30
    days on market $139,900 Active 47 DOM
16. 2026-04-13
    listed $139,900 Active
17. 2019-11-05
    soldstatus $75,000
18. 2004-09-22
    soldstatus $57,000
19. 1984-05-01
    soldstatus $12,000
20. 1981-08-01
    soldstatus $8,600

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$451/yr (+$38/mo · 67.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,539
• − Mortgage interest: −$7,556
• − Property taxes: −$668
• − Insurance: −$674
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$3,924
• Taxable income: $5,269
• Est. tax owed @ 24.0%: −$1,265
• After-tax cash flow: $5,919/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 — Hernando

• Score: 71/100
• State rank: #402
• US rank: #7137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hernando, FL
• County: Citrus County · 111,314 people
• City population: 17,281
• Metro: Homosassa Springs, FL
• Population (ZIP): 17,281
• Household income: $57,259
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 314.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2% Black 2%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 2% Tagalog/Filipino 1%

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: ▼ -76.70%
• Current HPI: 273.3262
• 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

+1526.7% since first listed

5 events — show timeline

• 2026-04-13 Listed $139,900 RACC
• 2019-11-05 Sold (Public Records) $75,000 Public Records
• 2004-09-22 Sold (Public Records) $57,000 Public Records
• 1984-05-01 Sold (Public Records) $12,000 Public Records
• 1981-08-01 Sold (Public Records) $8,600 Public Records

Property tax history

+6.6%/yr

Latest (2025): $668 · +9.2% YoY. Source: county tax records.