8515 W Orangetree St · Crystal River, FL 34428

$115,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 4 Days on market

Built 1982 0.53 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• 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

Welcome to your slice of Florida living in beautiful Crystal River! This updated mobile home sits on a spacious . 53-acre fully fenced lot, offering both privacy and room to enjoy the outdoors. Inside, you'll find a thoughtfully maintained home featuring newer appliances, making it both stylish and functional. Major updates provide peace of mind, including a roof installed in 2025 and an HVAC system professionally serviced every 6 months, with an added ultraviolet feature for enhanced air quality. Additional upgrades include a water softener system and a Ring doorbell for modern convenience and security. Step outside to relax or entertain on the back porch, overlooking your expansive, fully fenced yard, ideal for pets, gardening, or simply enjoying the Florida sunshine. The seller is a master gardener, and it shows. This property is enhanced by beautiful, thoughtfully designed landscaping that adds charm, color, and a serene atmosphere throughout the grounds. Whether you're looking for a full-time residence or a peaceful retreat near Crystal River's renowned springs and outdoor activities, this move-in-ready property checks all the boxes.

Key facts

• Newer appliances
• Ring doorbell
• Fully fenced lot

Tags

• FULLY FENCED LOT
• NEWER APPLIANCES
• ROOF INSTALLED IN 2025
• HVAC SYSTEM
• WATER SOFTENER SYSTEM
• RING DOORBELL

Property features AI

Finance

• Other: Property is homesteaded; Lot size approximately 0.53 acres; Living area documented as 672 square feet; Public records as source for building and living area
• HOA & community: No homeowners association

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured single-wide home; One level; North-facing
• Construction: Metal siding and frame construction; Other roof
• Exterior features: Storage; Chain link fencing; Asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Crawlspace foundation
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Stone counters
• Laundry & utility: Laundry room; Outside laundry area; Washer included; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 11.8% 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: 320 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($51k/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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $80k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.56%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.33×
• Total profit: $10,556
• Equity at exit: $17,147

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $46,746
• 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 34428

• Home prices YoY: -15.3%
• Active inventory: 320
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $459

Break-even live

Break-even rent $933

Max offer price $115,000

Occupancy floor 65%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 NE 11th St Unit B Crystal River, FL	1.0	1.0	468	$1,000	$2.14	21d	1	1.49mi

Listing history 16 events

1. 2026-06-17
   days on marketlisting id $115,000 Pending 4 DOM
2. 2026-05-13
   status Pending
3. 2026-05-12
   status Pending 1156-char remark

   Show marketing remark (1156 chars)

   Welcome to your slice of Florida living in beautiful Crystal River! This updated mobile home sits on a spacious . 53-acre fully fenced lot, offering both privacy and room to enjoy the outdoors. Inside, you'll find a thoughtfully maintained home featuring newer appliances, making it both stylish and functional. Major updates provide peace of mind, including a roof installed in 2025 and an HVAC system professionally serviced every 6 months, with an added ultraviolet feature for enhanced air quality. Additional upgrades include a water softener system and a Ring doorbell for modern convenience and security. Step outside to relax or entertain on the back porch, overlooking your expansive, fully fenced yard, ideal for pets, gardening, or simply enjoying the Florida sunshine. The seller is a master gardener, and it shows. This property is enhanced by beautiful, thoughtfully designed landscaping that adds charm, color, and a serene atmosphere throughout the grounds. Whether you're looking for a full-time residence or a peaceful retreat near Crystal River's renowned springs and outdoor activities, this move-in-ready property checks all the boxes.

4. 2026-05-08
   listed $115,000 Active 1156-char remark

   Show marketing remark (1156 chars)

   Welcome to your slice of Florida living in beautiful Crystal River! This updated mobile home sits on a spacious . 53-acre fully fenced lot, offering both privacy and room to enjoy the outdoors. Inside, you'll find a thoughtfully maintained home featuring newer appliances, making it both stylish and functional. Major updates provide peace of mind, including a roof installed in 2025 and an HVAC system professionally serviced every 6 months, with an added ultraviolet feature for enhanced air quality. Additional upgrades include a water softener system and a Ring doorbell for modern convenience and security. Step outside to relax or entertain on the back porch, overlooking your expansive, fully fenced yard, ideal for pets, gardening, or simply enjoying the Florida sunshine. The seller is a master gardener, and it shows. This property is enhanced by beautiful, thoughtfully designed landscaping that adds charm, color, and a serene atmosphere throughout the grounds. Whether you're looking for a full-time residence or a peaceful retreat near Crystal River's renowned springs and outdoor activities, this move-in-ready property checks all the boxes.

5. 2026-05-07
   listed $115,000 Active
6. 2022-05-19
   soldstatus $80,000
7. 2021-12-02
   soldstatus $63,000
8. 2021-11-30
   soldstatus $63,000 Closed 254-char remark

   Show marketing remark (254 chars)

   Move in a beautiful 2 bedrooms single wide Cozy Mobil home. Featuring carport accessible entrance. Eat in kitchen. Large open concept. Laminate flooring through out. Public records showed 1982 but is COMPLETELY REMODELED with stainless steel appliances.

9. 2021-10-06
   price $75,900 254-char remark

   Show marketing remark (254 chars)

   Move in a beautiful 2 bedrooms single wide Cozy Mobil home. Featuring carport accessible entrance. Eat in kitchen. Large open concept. Laminate flooring through out. Public records showed 1982 but is COMPLETELY REMODELED with stainless steel appliances.

10. 2021-09-19
    price $79,900 254-char remark

    Show marketing remark (254 chars)

    Move in a beautiful 2 bedrooms single wide Cozy Mobil home. Featuring carport accessible entrance. Eat in kitchen. Large open concept. Laminate flooring through out. Public records showed 1982 but is COMPLETELY REMODELED with stainless steel appliances.

11. 2021-08-11
    status Active 254-char remark

    Show marketing remark (254 chars)

    Move in a beautiful 2 bedrooms single wide Cozy Mobil home. Featuring carport accessible entrance. Eat in kitchen. Large open concept. Laminate flooring through out. Public records showed 1982 but is COMPLETELY REMODELED with stainless steel appliances.

12. 2021-08-04
    status Pending 254-char remark

    Show marketing remark (254 chars)

    Move in a beautiful 2 bedrooms single wide Cozy Mobil home. Featuring carport accessible entrance. Eat in kitchen. Large open concept. Laminate flooring through out. Public records showed 1982 but is COMPLETELY REMODELED with stainless steel appliances.

13. 2021-07-26
    price $85,900 254-char remark

    Show marketing remark (254 chars)

    Move in a beautiful 2 bedrooms single wide Cozy Mobil home. Featuring carport accessible entrance. Eat in kitchen. Large open concept. Laminate flooring through out. Public records showed 1982 but is COMPLETELY REMODELED with stainless steel appliances.

14. 2021-06-29
    price $89,500 254-char remark

    Show marketing remark (254 chars)

    Move in a beautiful 2 bedrooms single wide Cozy Mobil home. Featuring carport accessible entrance. Eat in kitchen. Large open concept. Laminate flooring through out. Public records showed 1982 but is COMPLETELY REMODELED with stainless steel appliances.

15. 2021-06-14
    listed $89,900 Active 254-char remark

    Show marketing remark (254 chars)

    Move in a beautiful 2 bedrooms single wide Cozy Mobil home. Featuring carport accessible entrance. Eat in kitchen. Large open concept. Laminate flooring through out. Public records showed 1982 but is COMPLETELY REMODELED with stainless steel appliances.

16. 1997-11-06
    soldstatus $22,000

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$715/yr (+$60/mo · 299.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $18,166
• − Mortgage interest: −$6,442
• − Property taxes: −$239
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$3,345
• Taxable income: $3,860
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $4,576/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

• County: Citrus County · 111,314 people
• City population: 10,163
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,163
• Household income: $50,779
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 264.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -57.32%
• Current HPI: 317.7637
• 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

+422.7% since first listed

15 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Pending — RACC
• 2026-05-08 Listed $115,000 RACC
• 2026-05-07 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-19 Sold (Public Records) $80,000 Public Records
• 2021-12-02 Sold (Public Records) $63,000 Public Records
• 2021-11-30 Sold (MLS) $63,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-06 Price Changed $75,900 Stellar MLS as Distributed by MLS Grid
• 2021-09-19 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2021-08-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-08-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-26 Price Changed $85,900 Stellar MLS as Distributed by MLS Grid
• 2021-06-29 Price Changed $89,500 Stellar MLS as Distributed by MLS Grid
• 2021-06-14 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 1997-11-06 Sold (Public Records) $22,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $239 · +33.6% YoY. Source: county tax records.