20 SW 3rd St · Webster, FL 33597

$110,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 119 Days on market

Built 1992 0.25 ac lot ↓ 12% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity in Webster!This 3-bedroom, 2-bath single-wide manufactured home features 1,064 sq. ft. of living area with updated interior finishes and is situated on a 0.23-acre corner lot. The property includes an ADA-accessible entrance deck and is connected to city water and sewer. Located outside of a flood zone with no HOA restrictions. Possible owner financing available, making this a flexible investment opportunity. Property is currently leased to an employee. Do not disturb tenants. Showings by appointment only.

Key facts

• City water and sewer
• No hoa restrictions
• Corner lot

Tags

• ADA-ACCESSIBLE ENTRANCE DECK
• CORNER LOT
• CITY WATER AND SEWER
• OUTSIDE OF FLOOD ZONE
• NO HOA RESTRICTIONS

Property features AI

Finance

• Other: Total building area: 1064 square feet (public records); Lot about 0.25 acre (approx. 109 x 101); Listing is a third-party listing; Pets allowed
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA / association

Exterior

• Parking: No specific parking details provided
• Utilities: Public water; Public sewer; Broadband/high-speed internet available
• Home design: Manufactured single-wide home; Residential property; One story; Southwest facing; Entry level: One
• Construction: Metal siding and frame construction; Metal roof; Crawlspace foundation; Built as a manufactured home (single wide)
• Exterior features: Front porch; Deck; Chain link fencing; Corner lot; Within city limits; Level lot; Paved; Asphalt road (public maintained)

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Split bedroom floor plan; Accessible approach with ramp; Customized wheelchair accessible
• Laundry & utility: Washer hookup; Electric dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#411 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Sumter (rural): math 61% / reading 61% proficiency, ranked #11 of 73 in FL (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Webster Elementary School (math 61% / reading 51%, grade C+, #832 of 2,144 statewide, top 40%, 748 students, 68% FRL); South Sumter High School (math 33% / reading 48%, grade F, #294 of 667 statewide, top 44%, 1,045 students, 52% FRL).
• Zoned-school proficiency averages 48% at this address vs 61% district-wide (-13 pts) — the specific schools serving this property underperform the Sumter average; the district grade overstates school quality for this exact location.
• Market conditions: 302 active listings in the ZIP; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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 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. 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: 1.54% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.27%
• DSCR: 2.12
• GRM: 5.4

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: 18.8%
• Equity multiple: 1.76×
• Total profit: $23,467
• Equity at exit: $16,401

10-year hold

• IRR: 27.1%
• Equity multiple: 3.39×
• Total profit: $73,558
• Equity at exit: $9,511

Cash invested: $30,800 (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 33597

• Home prices YoY: -5.2%
• Active inventory: 302
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $649

Break-even live

Break-even rent $875

Max offer price $110,000

Occupancy floor 57%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $110,000 Active 119 DOM
2. 2026-06-18
   days on market $110,000 Active 118 DOM
3. 2026-06-17
   days on market $110,000 Active 117 DOM
4. 2026-06-16
   days on market $110,000 Active 116 DOM
5. 2026-06-15
   days on market $110,000 Active 115 DOM
6. 2026-06-14
   days on market $110,000 Active 113 DOM
7. 2026-06-13
   days on market $110,000 Active 112 DOM
8. 2026-06-10
   days on market $110,000 Active 110 DOM
9. 2026-06-09
   days on market $110,000 Active 109 DOM
10. 2026-06-08
    days on market $110,000 Active 108 DOM
11. 2026-06-07
    days on market $110,000 Active 107 DOM
12. 2026-06-02
    days on market $110,000 Active 102 DOM
13. 2026-06-01
    days on market $110,000 Active 101 DOM
14. 2026-05-31
    days on market $110,000 Active 100 DOM
15. 2026-05-30
    days on market $110,000 Active 99 DOM
16. 2026-05-20
    price $110,000
17. 2026-03-12
    status Active
18. 2026-01-23
    listed $125,000 Active

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$92/yr (+$8/mo · 11.3%)

ⓘ 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 ≥108°F today · 21 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: $20,349
• − Mortgage interest: −$6,162
• − Property taxes: −$821
• − Insurance: −$550
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$3,200
• Taxable income: $6,361
• Est. tax owed @ 24.0%: −$1,527
• After-tax cash flow: $6,256/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: Sumter
• NCES district ID: 1201800
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $48,240
• Composite: 51.74/100
• National rank: #1682
• State rank: #11 of 73 in FL

Livability — Webster

• Score: 70/100
• State rank: #411
• US rank: #7339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webster, FL
• Population (ZIP): 9,424

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 161,172 people
• By 2030: 180,083 · +11.7%
• By 2040: 209,892 · +30.2%
• By 2050: 234,186 · +45.3%
• By 2075: 284,602 · +76.6%
• By 2100: 317,039 · +96.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 8% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Serbian 3% Italian 2% Iranian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Sumter

• 2024 margin: Solid R (+37.6) · D 30.9% · R 68.6%
• 2008→2024 swing: -10.6pp toward R · 2008: -27.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+36.1 2016: R+39.2 2012: R+34.9 2008: R+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.59%
• Current HPI: 282.5139
• 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

-12.0% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Listed $125,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $821 · +6.1% YoY. Source: county tax records.