8582 W Admiral Byrd Ln · Crystal River, FL 34429

$115,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 23 Days on market

Built 1977 9,652 sqft lot Est $106k · 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Schools +4.1/10.0
• ARV discount +3.6/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located between Crystal River and Homosassa, this 2/2 singlewide allows you to be within miles of town while having a low-traffic street. Each bedroom has an adjoining bath allowing the option of two Primary Bedrooms and added privacy! New AC, new ductwork, Septic cleanout recently completed, washer and dryer hookup, carport. Fenced yard to enjoy the outdoors, screened porch for your morning coffee and evening relaxation. Just 0.4 mi to Bicentennial Park, offering baseball/softball fields, tennis and pickleball courts, swimming pool, racquetball, and beach volleyball court. With 2.4 mi to downtown Crystal River for festivals and entertainment, 2.2 mi to marina for water activities, 6 mi to Homosassa Springs Wildlife Park Visitor Center, 1 mile to groceries, 2.4 mi to Hunter Springs beach for enjoying the natural springs, there is much to enjoy! Pack your boxes and make this your next home!

Key facts

• Adjoining bath
• Fenced yard
• Screened porch

Tags

• ADJOINING BATH
• FENCED YARD
• SCREENED PORCH
• BICENTENNIAL PARK
• DOWNTOWN CRYSTAL RIVER
• MARINA

Property features AI

Finance

• Other: Unfurnished; Zoned RURMH (compatible); No lease restrictions
• HOA & community: No association

Exterior

• Parking: Covered parking; 1-car carport
• Utilities: Well water; Septic tank; Cable available
• Home design: Manufactured single-wide home; One level; North-facing
• Construction: Metal siding; Other roof; Crawlspace foundation; Built on a 0.22-acre lot
• Exterior features: Covered front porch; Screened porch; Private mailbox; Chain link fencing; Asphalt-paved public road access

Interior

• Kitchen: Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Split-bedroom layout; Range; Refrigerator
• Laundry & utility: Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $-52 ($-623/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (8.0% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $106k (8.0% below list) — sets the bar for cash-flow.
• Cap rate 10.2% vs local median 2.1% in Crystal River — 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 66/100 on livability (#603 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety 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: Crystal River Primary School (math 45% / reading 55%, grade D+, #1,070 of 2,144 statewide, top 51%, 654 students, 70% 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; 5 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 $795 of loan paydown is wiped out by about $3k 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 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $28k; list at $115k implies a 318% gain — meaningful room to come down on a strong offer.

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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,828 (8.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 1.21% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.96%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $105,840
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
939 N Crystal Crest Ter	0.24mi	2/2.0	856 (+2%)	6mo	$125,000	$146	81
909 N Song Pt	0.34mi	2/2.0	840 (0%)	11mo	$81,000	$96	75
961 N Crystal Crest Ter	0.25mi	3/2.0 (+1)	924 (+10%)	12mo	$116,000	$126	57
8434 W Aeroview Ln	0.28mi	2/2.0	720 (-14%)	10mo	$60,000	$83	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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-21,703
• Equity at exit: $17,147

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-22,185
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$603
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-52

Break-even live

Break-even rent $1,456

Max offer price $105,828

Occupancy floor 99%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
955 SE Mayo Dr Crystal River, FL	1.0	1.0	616	$1,425	$2.31	21d	1	0.32mi
853 SE Mayo Dr Crystal River, FL	1.0	1.0	616	$1,500	$2.44	21d	1	0.33mi
843 SE Mayo Dr Crystal River, FL	1.0	1.0	616	$1,350	$2.19	21d	1	0.33mi
130 S Suncoast Blvd Crystal River, FL	1.0–2.0	1.0	559	$1,091	$1.95	13d	4	1.05mi
493 N Sams Pt Crystal River, FL	2.0	2.0	1000	$1,300	$1.30	21d	1	1.47mi

Listing history 21 events

1. 2026-06-19
   days on market $115,000 Active 23 DOM
2. 2026-06-18
   days on market $115,000 Active 22 DOM
3. 2026-06-17
   days on market $115,000 Active 21 DOM
4. 2026-06-16
   days on market $115,000 Active 20 DOM
5. 2026-06-15
   days on market $115,000 Active 19 DOM
6. 2026-06-14
   days on market $115,000 Active 17 DOM
7. 2026-06-13
   days on market $115,000 Active 16 DOM
8. 2026-06-10
   days on market $115,000 Active 14 DOM
9. 2026-06-09
   days on market $115,000 Active 13 DOM
10. 2026-06-08
    days on market $115,000 Active 12 DOM
11. 2026-06-07
    days on market $115,000 Active 11 DOM
12. 2026-06-03
    days on market $115,000 Active 7 DOM
13. 2026-06-02
    days on market $115,000 Active 6 DOM
14. 2026-06-01
    days on market $115,000 Active 5 DOM
15. 2026-05-31
    days on market $115,000 Active 4 DOM
16. 2026-05-30
    days on market $115,000 Active 3 DOM
17. 2026-05-27
    listed $115,000 Active 902-char remark

    Show marketing remark (902 chars)

    Located between Crystal River and Homosassa, this 2/2 singlewide allows you to be within miles of town while having a low-traffic street. Each bedroom has an adjoining bath allowing the option of two Primary Bedrooms and added privacy! New AC, new ductwork, Septic cleanout recently completed, washer and dryer hookup, carport. Fenced yard to enjoy the outdoors, screened porch for your morning coffee and evening relaxation. Just 0.4 mi to Bicentennial Park, offering baseball/softball fields, tennis and pickleball courts, swimming pool, racquetball, and beach volleyball court. With 2.4 mi to downtown Crystal River for festivals and entertainment, 2.2 mi to marina for water activities, 6 mi to Homosassa Springs Wildlife Park Visitor Center, 1 mile to groceries, 2.4 mi to Hunter Springs beach for enjoying the natural springs, there is much to enjoy! Pack your boxes and make this your next home!

18. 2026-05-27
    listed $115,000 Active

    Show marketing remark (902 chars)

    Located between Crystal River and Homosassa, this 2/2 singlewide allows you to be within miles of town while having a low-traffic street. Each bedroom has an adjoining bath allowing the option of two Primary Bedrooms and added privacy! New AC, new ductwork, Septic cleanout recently completed, washer and dryer hookup, carport. Fenced yard to enjoy the outdoors, screened porch for your morning coffee and evening relaxation. Just 0.4 mi to Bicentennial Park, offering baseball/softball fields, tennis and pickleball courts, swimming pool, racquetball, and beach volleyball court. With 2.4 mi to downtown Crystal River for festivals and entertainment, 2.2 mi to marina for water activities, 6 mi to Homosassa Springs Wildlife Park Visitor Center, 1 mile to groceries, 2.4 mi to Hunter Springs beach for enjoying the natural springs, there is much to enjoy! Pack your boxes and make this your next home!

19. 2004-05-24
    soldstatus $27,500
20. 1994-09-01
    soldstatus $14,000
21. 1986-05-01
    soldstatus $19,600

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$86/yr (+$7/mo · 10.0%)

ⓘ 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 · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $16,678
• − Mortgage interest: −$6,442
• − Property taxes: −$868
• − Insurance: −$5,694
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,345
• Taxable loss: −$2,340
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $-62/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 — Crystal River

• Score: 66/100
• State rank: #603
• US rank: #11564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,163
• 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

+486.7% since first listed

5 events — show timeline

• 2026-05-27 Listed $115,000 RACC
• 2026-05-27 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-24 Sold (Public Records) $27,500 Public Records
• 1994-09-01 Sold (Public Records) $14,000 Public Records
• 1986-05-01 Sold (Public Records) $19,600 Public Records

Property tax history

+8.9%/yr

Latest (2025): $868 · +11.8% YoY. Source: county tax records.