6072 W Patriot St · Homosassa Springs, FL 34448

$199,900

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 121 Days on market

Built 2001 0.99 ac lot Est $284k · 29% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• 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

Welcome to a fantastic opportunity to own a 3-bedroom, 2-bath home situated on nearly a full acre (. 99 acres) in the heart of Homosassa, Florida. Located on a quiet street, this property offers the perfect blend of space, privacy, and relaxed Florida living. The home features a functional layout with comfortable living areas for everyday living, a weekend retreat, or an investment opportunity. With almost an acre of land, there’s plenty of room for outdoor entertaining, gardening, parking boats or RVs, or simply enjoying the peaceful surroundings. Just minutes from Homosassa Springs, the Chassahowitzka River, boating, fishing, and world-class outdoor recreation, this location is a dream for nature lovers. You’ll also enjoy convenient access to shopping, dining, medical facilities, and schools—while still embracing the charm of Old Florida. Whether you’re searching for a primary residence, vacation home, or investment property, 6072 W Patriot Street offers space, flexibility, and endless potential.

Key facts

• Quiet street
• Outdoor entertaining
• Rv access

Tags

• FULL ACRE
• QUIET STREET
• OUTDOOR ENTERTAINING
• RV ACCESS
• PEACEFUL SURROUNDINGS
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Property zoned LDRMH; Approximately 0.99 acre lot (150 x 290)
• HOA & community: No association

Exterior

• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured home; Single-story; South-facing
• Construction: Vinyl siding; Shingle roof; Other foundation
• Exterior features: Outdoor lighting; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric, Heat Pump); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Window treatments; Furnished
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/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 $200k (0.0% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Rock Crusher Elementary School (math 70% / reading 56%, grade B, #582 of 2,144 statewide, top 28%, 665 students, 68% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 311 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $1,998/mo this rent would consume 52% of the median local household income ($46k/yr) (locally 113% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 121 days — a 12% lower offer ($176k) 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 $140k; 43% 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
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: 1.00% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $283,500
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6228 W Heritage Dr	0.20mi	3/2.0	1,512 (-7%)	15mo	$264,000	$175	67
6167 W Constitution Ln	0.56mi	3/2.0	1,611 (-1%)	20mo	$295,000	$183	57
2110 S Colonial Ave	0.73mi	3/2.0	1,456 (-10%)	8mo	$225,000	$155	42
2075 & 2101 S Colonial Ave	0.65mi	4/2.0 (+1)	1,782 (+10%)	23mo	$264,000	$148	29

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-20,995
• Equity at exit: $29,806

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,490
• Equity at exit: $17,284

Cash invested: $55,972 (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 34448

• Home prices YoY: -26.1%
• Active inventory: 311
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,998 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$202 /mo · $2,428/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $178

Break-even live

Break-even rent $1,773

Max offer price $199,900

Occupancy floor 86%

Sensitivity live

Price	-10% $291	-5% $235	+0% $178	+5% $122	+10% $65
Rent	-10% $20	-5% $99	+0% $178	+5% $257	+10% $336
Rate	-1.0pp $279	-0.5pp $229	base $178	+0.5pp $126	+1.0pp $74

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $199,900 Active 121 DOM
2. 2026-06-19
   days on market $199,900 Active 119 DOM
3. 2026-06-18
   days on market $199,900 Active 118 DOM
4. 2026-06-17
   pricedays on marketlisting id $199,900 Active 117 DOM
5. 2026-06-03
   pricedays on marketlisting id $209,800 Active 43 DOM
6. 2026-06-02
   days on market $209,400 Active 117 DOM
7. 2026-06-01
   days on market $209,400 Active 116 DOM
8. 2026-05-31
   days on market $209,400 Active 115 DOM
9. 2026-05-30
   days on market $209,400 Active 114 DOM
10. 2026-04-21
    price $209,400
11. 2026-04-20
    listed $209,800 Active 1037-char remark

    Show marketing remark (1037 chars)

    Welcome to a fantastic opportunity to own a 3-bedroom, 2-bath home situated on nearly a full acre (. 99 acres) in the heart of Homosassa, Florida. Located on a quiet street, this property offers the perfect blend of space, privacy, and relaxed Florida living. The home features a functional layout with comfortable living areas for everyday living, a weekend retreat, or an investment opportunity. With almost an acre of land, there’s plenty of room for outdoor entertaining, gardening, parking boats or RVs, or simply enjoying the peaceful surroundings. Just minutes from Homosassa Springs, the Chassahowitzka River, boating, fishing, and world-class outdoor recreation, this location is a dream for nature lovers. You’ll also enjoy convenient access to shopping, dining, medical facilities, and schools—while still embracing the charm of Old Florida. Whether you’re searching for a primary residence, vacation home, or investment property, 6072 W Patriot Street offers space, flexibility, and endless potential.

12. 2026-04-01
    price $209,800
13. 2026-03-09
    price $209,900
14. 2026-02-05
    listed $210,000 Active
15. 2021-09-23
    soldstatus $140,000
16. 2005-08-29
    soldstatus $99,900

ⓘ 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: $2,428 · $202/mo
• Projected year-2 tax: $2,428 · $202/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $23,980
• − Mortgage interest: −$11,198
• − Property taxes: −$2,428
• − Insurance: −$1,797
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$5,815
• Taxable loss: −$1,095
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $2,402/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): 10,817
• Household income: $45,916
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 113.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -110.27%
• Current HPI: 312.4302
• 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

+109.6% since first listed

7 events — show timeline

• 2026-04-21 Price Changed $209,400 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $209,800 RACC
• 2026-04-01 Price Changed $209,800 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-23 Sold (Public Records) $140,000 Public Records
• 2005-08-29 Sold (Public Records) $99,900 Public Records

Property tax history

+10.7%/yr

Latest (2025): $2,428 · +11.6% YoY. Source: county tax records.