5100 S Kenneth Ter · Floral City, FL 34436

$169,500

2 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 41 Days on market

Built 1978 7,472 sqft lot Est $130k · 30% over

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Why this score? — see what drove the D- 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 +17.6/30.0
• DSCR +5.5/10.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a Peaceful Community? You've found it here in Castle Lake Park. This home is Convenient to Downtown Inverness and and all of Natures Coast's Playground. Absolutely Beautiful Furnished 2 Bedroom 2 Bath Home, Spacious Living area that includes a TV, Fireplace Stand & a Grande All-Season Room, Workshop, Private Large Laundry Room and as a Bonus a nice Shed in the backyard and a additional carport. New 2025 Roof, in 2023 New Appliances, Flooring, Ceiling Fans, Fencing, Vanity & Toilets, New Pex Plumbing, Hotwater Heater, New Washer & Dryer. All New Curbing done in 2025. Great Curb appeal with Lot's of Upgrades! No HOA, No Deed Restrictions, Not a 55 and Older Co

Key facts

• New ceiling fans
• New flooring
• New appliances

Tags

• GRANDE ALL-SEASON ROOM
• PRIVATE LARGE LAUNDRY ROOM
• NEW ROOF
• NEW APPLIANCES
• NEW FLOORING
• NEW CEILING FANS

Property features AI

Exterior

• Parking: Private parking; Attached carport; Driveway; Concrete and paved surfaces; 1 parking space
• Utilities: Public water; Public sewer
• Home design: Manufactured home (double wide); One story
• Construction: Asphalt shingle roof
• Exterior features: Cleared lot; County road frontage

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Walk-in closet(s); Blinds and window coverings
• Laundry & utility: Washer and dryer; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $135 ($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 $146k (13.7% below list).
• Recommended offer: $146k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.6% in Floral City — 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 (#573 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; 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: 144 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 $1k of loan paydown is wiped out by about $5k 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 41 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $170k implies a 117% 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 $146,281 (13.7% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $130,272
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5090 S Florence Ter	0.05mi	2/1.5	972 (-12%)	2mo	$115,000	$118	74
5181 S Castlelake Ave	0.09mi	2/1.5	966 (-12%)	20mo	$108,000	$112	56
5182 S Galvin Ter	0.13mi	3/2.0 (+1)	1,248 (+13%)	21mo	$175,000	$140	50

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-18,965
• Equity at exit: $25,273

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-5,762
• Equity at exit: $14,655

Cash invested: $47,460 (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 34436

• Home prices YoY: -3.1%
• Active inventory: 144
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$62 /mo · $738/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $135

Break-even live

Break-even rent $1,292

Max offer price $169,500

Occupancy floor 86%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $169,500 Active 41 DOM
2. 2026-06-18
   days on market $169,500 Active 40 DOM
3. 2026-06-17
   days on market $169,500 Active 39 DOM
4. 2026-06-16
   days on market $169,500 Active 38 DOM
5. 2026-06-15
   days on market $169,500 Active 37 DOM
6. 2026-06-14
   days on market $169,500 Active 35 DOM
7. 2026-06-13
   days on market $169,500 Active 34 DOM
8. 2026-06-09
   days on market $169,500 Active 31 DOM
9. 2026-06-08
   days on market $169,500 Active 30 DOM
10. 2026-06-07
    days on market $169,500 Active 29 DOM
11. 2026-06-03
    days on market $169,500 Active 25 DOM
12. 2026-06-02
    days on market $169,500 Active 24 DOM
13. 2026-06-01
    days on market $169,500 Active 23 DOM
14. 2026-05-31
    days on market $169,500 Active 22 DOM
15. 2026-05-30
    days on market $169,500 Active 21 DOM
16. 2026-05-09
    listed $175,000 Active
17. 2021-04-23
    soldstatus $78,000
18. 1993-04-14
    soldstatus $32,000

ⓘ 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: $738 · $62/mo
• Projected year-2 tax: $1,407 · $117/mo
• Expected delta: +$668/yr (+$56/mo · 90.5%)

ⓘ 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: $17,554
• − Mortgage interest: −$9,495
• − Property taxes: −$738
• − Insurance: −$848
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$4,931
• Taxable loss: −$1,266
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $1,919/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 — Floral City

• Score: 67/100
• State rank: #573
• US rank: #10898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,170
• Population (ZIP): 8,170

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 4% Black 4% Native American 2%
• Common ancestry: Lithuanian 4% Italian 4% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 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: ▼ -12.20%
• Current HPI: 374.4353
• 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

+446.9% since first listed

3 events — show timeline

• 2026-05-09 Listed $175,000 RACC
• 2021-04-23 Sold (Public Records) $78,000 Public Records
• 1993-04-14 Sold (Public Records) $32,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $738 · +12.9% YoY. Source: county tax records.