922 CR 482a · Lake Panasoffkee, FL 33538

$163,777

3 bd · 1.0 ba · 600 sqft · SingleFamily public records · 134 Days on market

Built 1961 6,993 sqft lot Est $150k · 9% over

---

Why this score? — see what drove the D+ 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 +14.2/30.0
• Appreciation +7.5/10.0
• Schools +5.2/10.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• ARV discount +3.4/15.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

One or more photo(s) has been virtually staged. Move-in ready and fully furnished! This charming 3-bedroom, 1-bath home offers a flexible floor plan, with one room that can easily serve as a third bedroom, home office, nursery, or guest room. The recently remodeled kitchen features beautiful granite countertops, updated cabinetry, and all appliances included. The bathroom has also been tastefully renovated, providing a fresh and modern feel. This home is being sold fully furnished and includes all major appliances, plus an additional refrigerator located in the rear storage area for extra convenience and storage. Enjoy the freedom of no HOA and the convenience of a location close to shoppin

Key facts

• Renovated home
• Indoor laundry area
• Modern kitchen

Tags

• RENOVATED HOME
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• BRAND-NEW APPLIANCES
• MINI-SPLIT AIR CONDITIONING
• INDOOR LAUNDRY AREA

Property features AI

Finance

• Other: Furnished: Partially
• Financial info: No lease restrictions indicated

Exterior

• Parking: Carport (1 space); Attached garage
• Utilities: Well water; Septic tank; Cable available; Electricity connected; Water connected
• Home design: Single-family residence; One story; Faces south
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Built on a 0.16-acre lot (approx. 70 x 100)
• Exterior features: Balcony; Rain gutters; Sliding doors; Storage

Interior

• Kitchen: Range; Microwave; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ductless heating; Mini-split cooling units; Wall/window cooling units
• Interior features: Crown molding; Eat-in kitchen; Open floorplan; Stone counters; Window treatments; 9 total rooms
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $26 ($315/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 (20.9% below list).
• Recommended offer: $130k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Lake Panasoffkee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Lake Panasoffkee Elementary School (math 62% / reading 66%, grade B, #552 of 2,144 statewide, top 26%, 584 students, 65% FRL); South Sumter High School (math 33% / reading 48%, grade F, #294 of 667 statewide, top 44%, 1,045 students, 52% FRL).
• Market conditions: 86 active listings in the ZIP; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $164k implies a 228% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,545 (20.9% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $150,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
861 CR 485a	0.31mi	2/1.0 (-1)	615 (+2%)	16mo	$154,000	$250	63
1158 CR 482n	0.09mi	2/2.0 (-1)	672 (+12%)	23mo	$70,000	$104	47

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: 13.4%
• Equity multiple: 1.86×
• Total profit: $39,240
• Equity at exit: $92,685

10-year hold

• IRR: 14.2%
• Equity multiple: 3.55×
• Total profit: $117,144
• Equity at exit: $159,858

Cash invested: $45,858 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$859
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $26

Break-even live

Break-even rent $1,262

Max offer price $163,777

Occupancy floor 93%

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: $40,944
• Closing costs: $4,913
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $163,777 Active 134 DOM
2. 2026-06-18
   days on market $163,777 Active 133 DOM
3. 2026-06-17
   days on market $163,777 Active 132 DOM
4. 2026-06-16
   days on market $163,777 Active 131 DOM
5. 2026-06-15
   days on market $163,777 Active 130 DOM
6. 2026-06-14
   days on market $163,777 Active 128 DOM
7. 2026-06-13
   days on market $163,777 Active 127 DOM
8. 2026-06-10
   days on market $163,777 Active 125 DOM
9. 2026-06-09
   days on market $163,777 Active 124 DOM
10. 2026-06-08
    days on market $163,777 Active 123 DOM
11. 2026-06-07
    days on market $163,777 Active 122 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    days on market $163,777 Active 117 DOM
14. 2026-06-01
    days on market $163,777 Active 116 DOM
15. 2026-05-31
    days on market $163,777 Active 115 DOM
16. 2026-05-30
    days on market $163,777 Active 114 DOM
17. 2026-05-08
    price $163,777
18. 2026-04-05
    price $164,900
19. 2026-03-10
    price $169,900
20. 2026-02-05
    listed $174,900 Active
21. 2011-06-07
    soldstatus $49,900
22. 1978-04-01
    soldstatus $17,500
23. 1972-04-01
    soldstatus $5,500

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $1,359 · $113/mo
• Expected delta: +$519/yr (+$43/mo · 61.7%)

ⓘ 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 3/10 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: $15,545
• − Mortgage interest: −$9,174
• − Property taxes: −$840
• − Insurance: −$819
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$4,764
• Taxable loss: −$2,540
• Est. tax savings @ 24.0%: +$610
• After-tax cash flow: $925/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

+2877.8% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $163,777 Stellar MLS as Distributed by MLS Grid
• 2026-04-05 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2011-06-07 Sold (Public Records) $49,900 Public Records
• 1978-04-01 Sold (Public Records) $17,500 Public Records
• 1972-04-01 Sold (Public Records) $5,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $840 · +4.8% YoY. Source: county tax records.