6894 W Vanaman Ct · Homosassa Springs, FL 34429

$215,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 247 Days on market

Built 1998 0.50 ac lot Est $197k · 9% over

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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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY! "AS IS" 3/2 Mobile on . 50 acres No power at the moment, well stlll works. Well was ran just a few weeks earlier with a generator. Enter at our ouwn risk! Floors have some soft spots and holes Home is in need of several repairs inside and out

Key facts

• Remodeled
• Extra storage
• Full privacy fencing

Tags

• REMODELED
• GRANITE COUNTERTOPS
• FULL PRIVACY FENCING
• EXTRA STORAGE

Property features AI

Finance

• Other: Lot on a cul-de-sac; Landscaped and wooded lot; Lot dimensions approximately 147 x 163 feet; Approximately 0.5 acre; Zoning: MDRMH; Outdoor pool (or none) indicated
• Financial info: Tax information not included per instructions
• HOA & community: HOA information not provided

Exterior

• Parking: Paved driveway; Unpaved parking
• Security: Security information not provided
• Utilities: Private well water; Septic tank
• Home design: Manufactured home (double wide); Residential property
• Construction: Vinyl siding; Asphalt/shingle roof; Built year not provided; Foundation information not provided
• Exterior features: Deck; Fenced yard; Shed

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring information not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cathedral ceilings; Laminate countertops; Open floor plan; Walk-in closets; Skylights
• Laundry & utility: Laundry information not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.9% in Homosassa Springs — 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 (#391 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute 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.
• Zoned schools: Rock Crusher Elementary School (math 70% / reading 56%, grade B, #582 of 2,144 statewide, top 28%, 665 students, 68% FRL); Crystal River Middle School (math 49% / reading 47%, grade C-, #286 of 571 statewide, top 50%, 900 students, 64% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 325 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $54k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $215k implies a 378% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $196,560
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
791 N Griffith Ave	0.27mi	3/2.0	1,512 (0%)	8mo	$115,000	$76	80
697 N Gulf Ave	0.52mi	3/2.0	1,620 (+7%)	15mo	$209,900	$130	52
6385 W Moss Ln	0.50mi	3/2.0	1,344 (-11%)	22mo	$214,900	$160	40

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-11,577
• Equity at exit: $32,057

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $19,718
• Equity at exit: $18,589

Cash invested: $60,200 (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 34429

• Home prices YoY: -17.8%
• Active inventory: 325
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,163 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $366

Break-even live

Break-even rent $1,699

Max offer price $215,000

Occupancy floor 78%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6384 W Flanders Ln Crystal River, FL	3.0	2.0	1800	$2,250	$1.25	20d	1	0.50mi
6084 W Fairhaven Ct Crystal River, FL	2.0	2.0	1545	$2,200	$1.42	20d	1	1.14mi
5926 W Poplar Springs Cir Unit 2101 Crystal River, FL	3.0	2.0	1200	$1,895	$1.58	20d	1	1.18mi

Listing history 28 events

1. 2026-06-19
   days on market $215,000 Active 247 DOM
2. 2026-06-18
   days on market $215,000 Active 246 DOM
3. 2026-06-17
   days on market $215,000 Active 245 DOM
4. 2026-06-16
   days on market $215,000 Active 244 DOM
5. 2026-06-15
   days on market $215,000 Active 243 DOM
6. 2026-06-14
   remarks 579-char remark
7. 2026-06-14
   pricedays on market $215,000 Active 241 DOM
8. 2026-06-13
   days on market $225,000 Active 240 DOM
9. 2026-06-09
   days on market $225,000 Active 237 DOM
10. 2026-06-08
    days on market $225,000 Active 236 DOM
11. 2026-06-03
    days on market $225,000 Active 231 DOM
12. 2026-06-02
    days on market $225,000 Active 230 DOM
13. 2026-06-01
    pricedays on market $225,000 Active 229 DOM
14. 2026-05-31
    days on market $249,000 Active 228 DOM
15. 2026-05-30
    days on market $249,000 Active 227 DOM
16. 2026-05-11
    price $249,000
17. 2026-03-13
    price $258,500
18. 2026-02-02
    price $259,000
19. 2025-11-04
    price $269,000
20. 2025-10-16
    price $279,000
21. 2025-10-15
    listed $269,000 Active
22. 2025-08-05
    soldstatus $45,000
23. 2025-07-31
    soldstatus $45,000 Closed 266-char remark

    Show marketing remark (266 chars)

    CASH ONLY! "AS IS" 3/2 Mobile on . 50 acres No power at the moment, well stlll works. Well was ran just a few weeks earlier with a generator. Enter at our ouwn risk! Floors have some soft spots and holes Home is in need of several repairs inside and out

24. 2019-08-07
    soldstatus $69,000
25. 2006-08-08
    soldstatus $74,900
26. 2006-08-03
    soldstatus $74,900 229-char remark

    Show marketing remark (229 chars)

    Come to see this 3 or 4 Bedrm home, currently being used as 3 bedrms and den. It has 2 baths, dining room, large kitchen with skylight and inside laundry. The lot is half acre in Crystal River. Can see the sign from Arter Street.

27. 2006-05-18
    listed $74,900 229-char remark

    Show marketing remark (229 chars)

    Come to see this 3 or 4 Bedrm home, currently being used as 3 bedrms and den. It has 2 baths, dining room, large kitchen with skylight and inside laundry. The lot is half acre in Crystal River. Can see the sign from Arter Street.

28. 1993-06-01
    soldstatus $25,000

ⓘ 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: $706 · $59/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$1,079/yr (+$90/mo · 152.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $25,951
• − Mortgage interest: −$12,043
• − Property taxes: −$706
• − Insurance: −$1,872
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$6,255
• Taxable income: $923
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $4,172/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 — Homosassa Springs

• Score: 71/100
• State rank: #391
• US rank: #6877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,494

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 (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -58.92%
• Current HPI: 271.3171
• 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

+896.0% since first listed

13 events — show timeline

• 2026-05-11 Price Changed $249,000 RACC
• 2026-03-13 Price Changed $258,500 RACC
• 2026-02-02 Price Changed $259,000 RACC
• 2025-11-04 Price Changed $269,000 RACC
• 2025-10-16 Price Changed $279,000 RACC
• 2025-10-15 Listed $269,000 RACC
• 2025-08-05 Sold (Public Records) $45,000 Public Records
• 2025-07-31 Sold (MLS) $45,000 RACC
• 2019-08-07 Sold (Public Records) $69,000 Public Records
• 2006-08-08 Sold (Public Records) $74,900 Public Records
• 2006-08-03 Sold (MLS) $74,900 RACC
• 2006-05-18 Listed $74,900 RACC
• 1993-06-01 Sold (Public Records) $25,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $706 · +8.8% YoY. Source: county tax records.