825 CR 481 · Lake Panasoffkee, FL 33538

$139,900

2 bd · 1.0 ba · 612 sqft · Manufactured public records · 485 Days on market

Built 1966 9,100 sqft 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 +19.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +6.0/10.0
• Schools +5.2/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Newly remodeled mobile home with lots of character. Buy to rent out as an investment property, or use as a starter home, not far from the city. School is behind the property along with a well maintained lot. This property will not last.

Key facts

• Carport closed in
• Well maintained lot
• 9,100 sq ft lot

Tags

• LAUNDRY FACILITIES INSIDE
• WELL MAINTAINED LOT
• CARPORT CLOSED IN
• REMODELED FOR A DEN GUEST ROOM
• STORAGE SHED OUT BACK

Property features AI

Finance

• Other: Lot approximately 0.21 acres (65 x 140, asphalt road)
• HOA & community: No HOA indicated

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank; Cable available; Electricity connected
• Home design: Residential mobile home (single wide); One story; Faces northwest; Homesteaded
• Construction: Metal siding; Other roof; Crawlspace foundation; Built on one level
• Exterior features: Private mailbox; Storage

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 $122k (12.4% below list).
• Recommended offer: $122k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 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 ($967 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 $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 485 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $122,500 (12.4% below list)

Questions for the listing agent

1. It's been on market 485 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 1966 — 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: 0.88% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $57,528
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1098 NW 7th Blvd	0.55mi	2/1.0	552 (-10%)	8mo	$52,000	$94	51
860 CR 482b	0.54mi	2/2.0	672 (+10%)	14mo	$60,000	$89	43

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: 16.6%
• Equity multiple: 2.06×
• Total profit: $41,384
• Equity at exit: $79,172

10-year hold

• IRR: 16.9%
• Equity multiple: 3.99×
• Total profit: $116,995
• Equity at exit: $136,552

Cash invested: $39,172 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $146

Break-even live

Break-even rent $1,040

Max offer price $139,900

Occupancy floor 83%

Sensitivity live

Price	-10% $225	-5% $186	+0% $146	+5% $107	+10% $67
Rent	-10% $49	-5% $98	+0% $146	+5% $195	+10% $243
Rate	-1.0pp $217	-0.5pp $182	base $146	+0.5pp $110	+1.0pp $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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2248 CR 446 Lake Panasoffkee, FL	1.0	1.0	650	$1,225	$1.88	21d	1	1.44mi

Listing history 42 events

1. 2026-06-19
   days on market $139,900 Active 485 DOM
2. 2026-06-18
   days on market $139,900 Active 484 DOM
3. 2026-06-17
   days on market $139,900 Active 483 DOM
4. 2026-06-16
   days on market $139,900 Active 482 DOM
5. 2026-06-15
   days on market $139,900 Active 481 DOM
6. 2026-06-14
   days on market $139,900 Active 479 DOM
7. 2026-06-13
   days on market $139,900 Active 478 DOM
8. 2026-06-10
   days on market $139,900 Active 476 DOM
9. 2026-06-09
   days on market $139,900 Active 475 DOM
10. 2026-06-08
    days on market $139,900 Active 474 DOM
11. 2026-06-02
    days on market $139,900 Active 468 DOM
12. 2026-06-01
    days on market $139,900 Active 467 DOM
13. 2026-05-31
    days on market $139,900 Active 466 DOM
14. 2026-05-30
    days on market $139,900 Active 465 DOM
15. 2026-04-29
    price $139,900
16. 2026-04-10
    price $145,500
17. 2026-04-10
    price $125,500
18. 2025-08-25
    price $145,500
19. 2025-08-14
    price $146,500
20. 2025-08-04
    price $156,500
21. 2025-07-11
    price $157,000
22. 2025-06-29
    price $158,000
23. 2025-06-16
    price $158,900
24. 2025-02-19
    listed $159,900 Active
25. 2022-09-16
    soldstatus $100,000
26. 2022-08-25
    soldstatus $100,000 Closed 236-char remark

    Show marketing remark (236 chars)

    Newly remodeled mobile home with lots of character. Buy to rent out as an investment property, or use as a starter home, not far from the city. School is behind the property along with a well maintained lot. This property will not last.

27. 2022-08-14
    status Pending 236-char remark

    Show marketing remark (236 chars)

    Newly remodeled mobile home with lots of character. Buy to rent out as an investment property, or use as a starter home, not far from the city. School is behind the property along with a well maintained lot. This property will not last.

28. 2022-08-11
    price $100,000 236-char remark

    Show marketing remark (236 chars)

    Newly remodeled mobile home with lots of character. Buy to rent out as an investment property, or use as a starter home, not far from the city. School is behind the property along with a well maintained lot. This property will not last.

29. 2022-08-02
    status Active 236-char remark

    Show marketing remark (236 chars)

    Newly remodeled mobile home with lots of character. Buy to rent out as an investment property, or use as a starter home, not far from the city. School is behind the property along with a well maintained lot. This property will not last.

30. 2022-08-02
    price $120,000 236-char remark

    Show marketing remark (236 chars)

    Newly remodeled mobile home with lots of character. Buy to rent out as an investment property, or use as a starter home, not far from the city. School is behind the property along with a well maintained lot. This property will not last.

31. 2022-07-19
    status Pending 236-char remark

    Show marketing remark (236 chars)

    Newly remodeled mobile home with lots of character. Buy to rent out as an investment property, or use as a starter home, not far from the city. School is behind the property along with a well maintained lot. This property will not last.

32. 2022-06-29
    price $135,000 236-char remark

    Show marketing remark (236 chars)

    Newly remodeled mobile home with lots of character. Buy to rent out as an investment property, or use as a starter home, not far from the city. School is behind the property along with a well maintained lot. This property will not last.

33. 2022-06-08
    listed $145,900 Active 236-char remark

    Show marketing remark (236 chars)

    Newly remodeled mobile home with lots of character. Buy to rent out as an investment property, or use as a starter home, not far from the city. School is behind the property along with a well maintained lot. This property will not last.

34. 2022-03-21
    soldstatus $46,000
35. 2022-03-16
    soldstatus $46,000 Closed 57-char remark

    Show marketing remark (57 chars)

    LOW COST LIVING---2/1 SWMH on lot in Lake Panasoffkee. ..

36. 2022-02-17
    status Pending 57-char remark

    Show marketing remark (57 chars)

    LOW COST LIVING---2/1 SWMH on lot in Lake Panasoffkee. ..

37. 2022-01-24
    listed $49,500 Active 57-char remark

    Show marketing remark (57 chars)

    LOW COST LIVING---2/1 SWMH on lot in Lake Panasoffkee. ..

38. 2010-09-01
    historical
39. 2010-03-16
    listed $39,000
40. 2006-05-17
    soldstatus $41,500
41. 2006-02-07
    listed $62,000
42. 1970-09-01
    soldstatus $1,215

ⓘ 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: $356 · $30/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$806/yr (+$67/mo · 226.6%)

ⓘ 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: $14,700
• − Mortgage interest: −$7,837
• − Property taxes: −$356
• − Insurance: −$700
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$4,070
• Taxable loss: −$613
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $1,901/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

+11414.4% since first listed

28 events — show timeline

• 2026-04-29 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $145,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $125,500 Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Price Changed $145,500 Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $146,500 Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Price Changed $156,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $157,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-29 Price Changed $158,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $158,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-19 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2022-09-16 Sold (Public Records) $100,000 Public Records
• 2022-08-25 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-11 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-08-02 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-29 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-08 Listed $145,900 Stellar MLS as Distributed by MLS Grid
• 2022-03-21 Sold (Public Records) $46,000 Public Records
• 2022-03-16 Sold (MLS) $46,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-24 Listed $49,500 Stellar MLS as Distributed by MLS Grid
• 2010-09-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-03-16 Listed $39,000 Stellar MLS as Distributed by MLS Grid
• 2006-05-17 Sold (MLS) $41,500 Stellar MLS as Distributed by MLS Grid
• 2006-02-07 Listed $62,000 Stellar MLS as Distributed by MLS Grid
• 1970-09-01 Sold (Public Records) $1,215 Public Records

Property tax history

+1.1%/yr

Latest (2025): $356 · +0.0% YoY. Source: county tax records.