9928 E Perch Ct · Inverness, FL 34450

$79,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 146 Days on market

Manufactured home Built 1981 6,098 sqft lot Est $85k · 7% 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 +10.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming single-wide mobile home with tasteful upgrades, perfectly situated on a serene freshwater canal. This well-maintained home offers comfortable living with recent improvements that enhance both style and functionality. Enjoy peaceful water views and the relaxing canal-side setting—great for fishing, kayaking, or simply unwinding outdoors. The property provides a great opportunity for year-round living, a winter retreat, or an investment, all in a quiet waterfront location. Affordable canal-front living with room to make it your own.

Key facts

• Water views
• Freshwater canal
• Waterfront location

Tags

• FRESHWATER CANAL
• WATER VIEWS
• CANAL-SIDE SETTING
• WATERFRONT LOCATION
• CANAL-FRONT LIVING

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Lot is level and paved access; Lot acreage: less than 1/4 acre (approx. 0.14 acres)
• Financial info: No additional financial details provided
• HOA & community: No HOA / association reported; Pets allowed

Exterior

• Parking: No parking details provided
• Security: No security features reported
• Utilities: Well water; Septic tank; Electricity available
• Home design: Manufactured single-wide home; One story; Faces east
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as a manufactured home (single wide)
• Exterior features: Storage (shed)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning unit(s)
• Interior features: No notable interior features reported
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.9% in Inverness — 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 67/100 on livability (#564 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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: Inverness Primary School (math 54% / reading 55%, grade C, #892 of 2,144 statewide, top 44%, 683 students, 65% FRL); Inverness Middle School (math 52% / reading 48%, grade C, #254 of 571 statewide, top 45%, 1,017 students, 60% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 211 active listings in the ZIP; 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $29k; list at $79k implies a 172% 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.35% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.57%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $84,672
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9932 E Perch Ct	0.01mi	2/1.0	684 (+2%)	12mo	$90,000	$132	87
10019 E Bluegill Ct	0.12mi	2/1.0	672 (0%)	16mo	$95,000	$141	81
10036 E Perch Ct	0.12mi	2/1.5	672 (0%)	14mo	$105,000	$156	81
10131 E Bass Cir	0.18mi	2/1.5	672 (0%)	16mo	$85,000	$126	76
10129 E Bass Cir	0.19mi	2/1.5	672 (0%)	16mo	$75,750	$113	75
10027 E Perch Ct	0.11mi	1/1.0 (-1)	672 (0%)	23mo	$66,000	$98	71
10316 E Pike Dr	0.29mi	2/1.0	660 (-2%)	16mo	$56,000	$85	70
10520 E Faith Ct	0.65mi	2/1.0	708 (+5%)	11mo	$73,900	$104	52

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $6,669
• Equity at exit: $11,779

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $30,910
• Equity at exit: $6,830

Cash invested: $22,120 (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 34450

• Home prices YoY: -18.7%
• Active inventory: 211
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $306

Break-even live

Break-even rent $682

Max offer price $79,000

Occupancy floor 66%

Sensitivity live

Price	-10% $350	-5% $328	+0% $306	+5% $283	+10% $261
Rent	-10% $221	-5% $263	+0% $306	+5% $348	+10% $390
Rate	-1.0pp $345	-0.5pp $326	base $306	+0.5pp $285	+1.0pp $264

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-23
   days on market $79,000 Active 146 DOM
2. 2026-06-21
   days on market $79,000 Active 145 DOM
3. 2026-06-19
   days on market $79,000 Active 143 DOM
4. 2026-06-18
   days on market $79,000 Active 142 DOM
5. 2026-06-17
   days on market $79,000 Active 141 DOM
6. 2026-06-16
   days on market $79,000 Active 140 DOM
7. 2026-06-15
   days on market $79,000 Active 139 DOM
8. 2026-06-14
   days on market $79,000 Active 137 DOM
9. 2026-06-13
   days on market $79,000 Active 136 DOM
10. 2026-06-09
    days on market $79,000 Active 133 DOM
11. 2026-06-08
    remarks 545-char remark
12. 2026-06-08
    days on marketlisting id $79,000 Active 132 DOM
13. 2026-06-03
    days on market $79,000 Active 144 DOM
14. 2026-06-02
    days on market $79,000 Active 143 DOM
15. 2026-06-01
    days on market $79,000 Active 142 DOM
16. 2026-05-31
    days on market $79,000 Active 141 DOM
17. 2026-05-30
    days on market $79,000 Active 140 DOM
18. 2026-04-10
    status Active 551-char remark

    Show marketing remark (551 chars)

    Charming single-wide mobile home with tasteful upgrades, perfectly situated on a serene freshwater canal. This well-maintained home offers comfortable living with recent improvements that enhance both style and functionality. Enjoy peaceful water views and the relaxing canal-side setting—great for fishing, kayaking, or simply unwinding outdoors. The property provides a great opportunity for year-round living, a winter retreat, or an investment, all in a quiet waterfront location. Affordable canal-front living with room to make it your own.

19. 2026-03-24
    status Pending 551-char remark

    Show marketing remark (551 chars)

    Charming single-wide mobile home with tasteful upgrades, perfectly situated on a serene freshwater canal. This well-maintained home offers comfortable living with recent improvements that enhance both style and functionality. Enjoy peaceful water views and the relaxing canal-side setting—great for fishing, kayaking, or simply unwinding outdoors. The property provides a great opportunity for year-round living, a winter retreat, or an investment, all in a quiet waterfront location. Affordable canal-front living with room to make it your own.

20. 2026-01-10
    listed $79,000 Active 551-char remark

    Show marketing remark (551 chars)

    Charming single-wide mobile home with tasteful upgrades, perfectly situated on a serene freshwater canal. This well-maintained home offers comfortable living with recent improvements that enhance both style and functionality. Enjoy peaceful water views and the relaxing canal-side setting—great for fishing, kayaking, or simply unwinding outdoors. The property provides a great opportunity for year-round living, a winter retreat, or an investment, all in a quiet waterfront location. Affordable canal-front living with room to make it your own.

21. 2026-01-10
    listed $79,000 Active

    Show marketing remark (551 chars)

    Charming single-wide mobile home with tasteful upgrades, perfectly situated on a serene freshwater canal. This well-maintained home offers comfortable living with recent improvements that enhance both style and functionality. Enjoy peaceful water views and the relaxing canal-side setting—great for fishing, kayaking, or simply unwinding outdoors. The property provides a great opportunity for year-round living, a winter retreat, or an investment, all in a quiet waterfront location. Affordable canal-front living with room to make it your own.

22. 2024-12-31
    historical
23. 2024-10-29
    listed $89,000 Active
24. 1990-08-01
    soldstatus $29,000
25. 1985-11-01
    soldstatus $15,700

ⓘ 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: $1,095 · $91/mo
• Projected year-2 tax: $1,095 · $91/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 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: $12,819
• − Mortgage interest: −$4,425
• − Property taxes: −$1,095
• − Insurance: −$395
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,298
• Taxable income: $2,555
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $3,053/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 — Inverness

• Score: 67/100
• State rank: #564
• US rank: #10791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,621
• Population (ZIP): 10,408

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 8% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% 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: ▼ -72.56%
• Current HPI: 315.9725
• 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

+403.2% since first listed

8 events — show timeline

• 2026-04-10 Relisted — RACC
• 2026-03-24 Pending — RACC
• 2026-01-10 Listed $79,000 RACC
• 2026-01-10 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-29 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 1990-08-01 Sold (Public Records) $29,000 Public Records
• 1985-11-01 Sold (Public Records) $15,700 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,095 · +10.6% YoY. Source: county tax records.