6659 W Park Dr · Homosassa Springs, FL 34446

$125,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 31 Days on market

Built 2000 0.38 ac lot Est $205k · 39% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Charming mobile home on a serene lot at 6659 W. Park Dr. , Homosassa, FL 34446. This well-maintained residence boasts comfort and convenience. Enjoy the tranquility of the surroundings and the convenience of nearby amenities. Ideal cozy living experience or a perfect getaway. Ample space to accommodate all your belongings including a nice shed outside! Brand new stainless steal appliances, mostly fenced in back yard, and 30 AMP RV Hookup. Don't miss out on this opportunity for a delightful home in a sought-after location.

Key facts

• Updated appliances
• Half-acre lot
• Split-floor plan

Tags

• HALF-ACRE LOT
• SPLIT-FLOOR PLAN
• UPDATED APPLIANCES
• PRIMARY SUITE
• ENSUITE WITH DOUBLE VANITIES
• WHIRLPOOL TUB

Property features AI

Finance

• Other: Property zoned RURMH; Lot about 0.38 acres (approx. 98 x 135); Flood insurance required
• Financial info: No lease restrictions
• HOA & community: No association

Exterior

• Parking: No parking details provided
• Security: Fire alarm; Smoke detectors
• Utilities: Well water; Septic tank; Broadband/High-speed internet available; Electricity available
• Home design: Manufactured home (double wide); Single-story; Faces southeast; Entry level: One
• Construction: Frame construction; Other roof type; Crawlspace foundation; Built as manufactured home
• Exterior features: Deck; Patio; Side porch; Rain gutters; Storage; Shed(s); Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Water purifier; Solid wood cabinets
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Living room / dining room combo; Solid wood cabinets; Split bedroom floorplan; Walk-in closets
• Laundry & utility: Inside laundry; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $350 ($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 13.8% 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: Homosassa Elementary School (math 62% / reading 47%, grade C, #892 of 2,144 statewide, top 44%, 411 students, 78% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 582 active listings in the ZIP; 4 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).
• This rent runs 40% 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/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 31 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: 1.56% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.64%
• DSCR: 2.19
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $204,768
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6542 W Akazian Ln	0.16mi	3/2.0	1,296 (0%)	7mo	$176,500	$136	87
6891 S Spartan Ave	0.51mi	3/2.0	1,344 (+4%)	4mo	$210,000	$156	67
6292 W Cardinal St	0.45mi	3/2.0	1,344 (+4%)	10mo	$219,200	$163	65
6467 W Linden Dr	0.28mi	3/2.0	1,344 (+4%)	22mo	$162,000	$121	62
6722 S Frankfurter Way	0.44mi	3/2.0	1,345 (+4%)	14mo	$235,000	$175	61
6965 S Sorrell Ave	0.47mi	2/2.0 (-1)	1,344 (+4%)	15mo	$80,000	$60	54
7049 S Sonata Ave	0.50mi	2/3.0 (-1)	1,396 (+8%)	7mo	$221,000	$158	49
6237 S Gross Ave	0.61mi	3/2.0	1,488 (+15%)	7mo	$245,000	$165	41
7230 S Sonata Ave	0.69mi	3/2.0	1,152 (-11%)	16mo	$115,000	$100	36
7132 S Sesame Street Ter	0.62mi	2/2.0 (-1)	1,116 (-14%)	16mo	$179,000	$160	30

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,299
• Equity at exit: $18,638

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $31,688
• 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: 5.3×

Monthly cashflow live

• Estimated rent: $1,954 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $350

Break-even live

Break-even rent $1,511

Max offer price $125,000

Occupancy floor 77%

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Golfview Dr Homosassa, FL	2.0	2.0	1507	$2,000	$1.33	21d	1	1.34mi
51 Golfview Ct Homosassa, FL	2.0	2.0	1553	$1,900	$1.22	21d	1	1.41mi
5900 S Oakridge Dr Homosassa, FL	2.0	2.0	1050	$1,575	$1.50	21d	1	1.48mi
5323 S Knobhill Ter Homosassa, FL	3.0	2.0	925	$1,400	$1.51	21d	1	1.49mi

Listing history 35 events

1. 2026-06-09
   days on market $125,000 Active 31 DOM
2. 2026-06-08
   days on market $125,000 Active 30 DOM
3. 2026-06-07
   days on market $125,000 Active 29 DOM
4. 2026-06-03
   days on market $125,000 Active 25 DOM
5. 2026-06-02
   days on market $125,000 Active 24 DOM
6. 2026-06-01
   days on market $125,000 Active 23 DOM
7. 2026-05-31
   days on market $125,000 Active 22 DOM
8. 2026-05-30
   days on market $125,000 Active 21 DOM
9. 2026-05-09
   listed $125,000 Active
10. 2026-01-06
    status Pending
11. 2026-01-06
    historical
12. 2025-11-20
    price $130,000
13. 2025-10-16
    status Active
14. 2025-10-16
    price $158,350
15. 2025-08-07
    status Pending
16. 2025-07-30
    status Active
17. 2025-07-30
    price $100,000
18. 2025-07-25
    status Pending
19. 2025-06-27
    status Active
20. 2025-06-27
    price $145,000
21. 2025-06-05
    status Pending
22. 2025-05-22
    price $155,000
23. 2025-03-31
    status Active
24. 2025-03-31
    price $175,000
25. 2025-01-09
    historical
26. 2024-09-20
    listed $180,000 Active
27. 2024-05-20
    soldstatus $169,900
28. 2024-05-17
    soldstatus $169,900 Closed 527-char remark

    Show marketing remark (527 chars)

    Charming mobile home on a serene lot at 6659 W. Park Dr. , Homosassa, FL 34446. This well-maintained residence boasts comfort and convenience. Enjoy the tranquility of the surroundings and the convenience of nearby amenities. Ideal cozy living experience or a perfect getaway. Ample space to accommodate all your belongings including a nice shed outside! Brand new stainless steal appliances, mostly fenced in back yard, and 30 AMP RV Hookup. Don't miss out on this opportunity for a delightful home in a sought-after location.

29. 2024-03-27
    status Pending 527-char remark

    Show marketing remark (527 chars)

    Charming mobile home on a serene lot at 6659 W. Park Dr. , Homosassa, FL 34446. This well-maintained residence boasts comfort and convenience. Enjoy the tranquility of the surroundings and the convenience of nearby amenities. Ideal cozy living experience or a perfect getaway. Ample space to accommodate all your belongings including a nice shed outside! Brand new stainless steal appliances, mostly fenced in back yard, and 30 AMP RV Hookup. Don't miss out on this opportunity for a delightful home in a sought-after location.

30. 2024-03-21
    status Active 527-char remark

    Show marketing remark (527 chars)

    Charming mobile home on a serene lot at 6659 W. Park Dr. , Homosassa, FL 34446. This well-maintained residence boasts comfort and convenience. Enjoy the tranquility of the surroundings and the convenience of nearby amenities. Ideal cozy living experience or a perfect getaway. Ample space to accommodate all your belongings including a nice shed outside! Brand new stainless steal appliances, mostly fenced in back yard, and 30 AMP RV Hookup. Don't miss out on this opportunity for a delightful home in a sought-after location.

31. 2024-03-20
    status Pending 527-char remark

    Show marketing remark (527 chars)

    Charming mobile home on a serene lot at 6659 W. Park Dr. , Homosassa, FL 34446. This well-maintained residence boasts comfort and convenience. Enjoy the tranquility of the surroundings and the convenience of nearby amenities. Ideal cozy living experience or a perfect getaway. Ample space to accommodate all your belongings including a nice shed outside! Brand new stainless steal appliances, mostly fenced in back yard, and 30 AMP RV Hookup. Don't miss out on this opportunity for a delightful home in a sought-after location.

32. 2024-03-03
    price $169,900 527-char remark

    Show marketing remark (527 chars)

    Charming mobile home on a serene lot at 6659 W. Park Dr. , Homosassa, FL 34446. This well-maintained residence boasts comfort and convenience. Enjoy the tranquility of the surroundings and the convenience of nearby amenities. Ideal cozy living experience or a perfect getaway. Ample space to accommodate all your belongings including a nice shed outside! Brand new stainless steal appliances, mostly fenced in back yard, and 30 AMP RV Hookup. Don't miss out on this opportunity for a delightful home in a sought-after location.

33. 2024-02-19
    listed $172,900 Active 527-char remark

    Show marketing remark (527 chars)

    Charming mobile home on a serene lot at 6659 W. Park Dr. , Homosassa, FL 34446. This well-maintained residence boasts comfort and convenience. Enjoy the tranquility of the surroundings and the convenience of nearby amenities. Ideal cozy living experience or a perfect getaway. Ample space to accommodate all your belongings including a nice shed outside! Brand new stainless steal appliances, mostly fenced in back yard, and 30 AMP RV Hookup. Don't miss out on this opportunity for a delightful home in a sought-after location.

34. 2023-05-15
    soldstatus $149,000
35. 1998-01-01
    soldstatus $4,000

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$327/yr (+$27/mo · 46.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $23,450
• − Mortgage interest: −$7,002
• − Property taxes: −$710
• − Insurance: −$5,744
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$3,636
• Taxable income: $2,606
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $3,580/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

• Census place: Homosassa Springs, FL
• County: Citrus County · 111,314 people
• 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

+3025.0% since first listed

27 events — show timeline

• 2026-05-09 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $158,350 Stellar MLS as Distributed by MLS Grid
• 2025-08-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-30 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-27 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-22 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-20 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-20 Sold (Public Records) $169,900 Public Records
• 2024-05-17 Sold (MLS) $169,900 RACC
• 2024-03-27 Pending — RACC
• 2024-03-21 Relisted — RACC
• 2024-03-20 Pending — RACC
• 2024-03-03 Price Changed $169,900 RACC
• 2024-02-19 Listed $172,900 RACC
• 2023-05-15 Sold (Public Records) $149,000 Public Records
• 1998-01-01 Sold (Public Records) $4,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $710 · -66.5% YoY. Source: county tax records.