6545 S Gross Ave · Homosassa Springs, FL 34446

$95,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 158 Days on market

Built 1971 0.29 ac lot Est $110k · 13% 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 +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great location on this 2/1 close to lakes, rivers, shopping and medical! Newer central A/C, big Florida Room and separate screened porch. Owner was planning to do some updates and sell the property for more but plans have changed! It's being sold as it is so bring your ideas and a little elbow grease. Above ground pool in back yard just needs to be cleaned and it will be ready for those hot summer days. Pack your bags and start living that relaxing Florida lifestyle you've always dreamed of!

Key facts

• Bright kitchen
• Open floor plan
• Split-bedroom layout

Tags

• CORNER LOT
• OPEN FLOOR PLAN
• BRIGHT KITCHEN
• SPLIT-BEDROOM LAYOUT
• SCREENED PORCH
• LAUNDRY AREA

Property features AI

Exterior

• Parking: Attached carport; Driveway; Concrete parking surfaces; 1 total parking space
• Utilities: Septic tank
• Home design: Manufactured home (single wide); Faces north; Residential property
• Construction: Metal roof
• Exterior features: Partial privacy wood fencing; Metal roof; Shed(s); Well water; Corner, level, rectangular, wooded lot; Paved road frontage on a county road

Interior

• Kitchen: Electric oven; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Open floor plan; High speed internet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Homosassa Elementary School (math 62% / reading 47%, grade C, #892 of 2,144 statewide, top 44%, 411 students, 78% FRL); Lecanto Middle School (math 49% / reading 49%, grade C-, #265 of 571 statewide, top 48%, 809 students, 55% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 586 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 $657 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.54% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.77%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $109,536
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6451 S Gross Ave	0.09mi	2/1.5	728 (+8%)	15mo	$119,000	$163	67
6124 W Cardinal St	0.27mi	2/2.0	747 (+11%)	5mo	$159,000	$213	60
6061 S Can Pt	0.72mi	2/1.5	700 (+4%)	9mo	$95,000	$136	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: 16.9%
• Equity multiple: 1.68×
• Total profit: $18,164
• Equity at exit: $14,165

10-year hold

• IRR: 25.5%
• Equity multiple: 3.22×
• Total profit: $59,043
• Equity at exit: $8,214

Cash invested: $26,600 (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 34446

• Home prices YoY: -10.4%
• Active inventory: 586
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $527

Break-even live

Break-even rent $796

Max offer price $95,000

Occupancy floor 59%

Sensitivity live

Price	-10% $581	-5% $554	+0% $527	+5% $500	+10% $473
Rent	-10% $411	-5% $469	+0% $527	+5% $585	+10% $642
Rate	-1.0pp $575	-0.5pp $551	base $527	+0.5pp $502	+1.0pp $477

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $95,000 Active 158 DOM
2. 2026-06-19
   days on market $95,000 Active 156 DOM
3. 2026-06-18
   days on market $95,000 Active 155 DOM
4. 2026-06-17
   days on market $95,000 Active 154 DOM
5. 2026-06-16
   days on market $95,000 Active 153 DOM
6. 2026-06-15
   days on market $95,000 Active 152 DOM
7. 2026-06-14
   days on market $95,000 Active 150 DOM
8. 2026-06-13
   days on market $95,000 Active 149 DOM
9. 2026-06-09
   days on market $95,000 Active 146 DOM
10. 2026-06-08
    days on market $95,000 Active 145 DOM
11. 2026-06-03
    days on market $95,000 Active 140 DOM
12. 2026-06-02
    days on market $95,000 Active 139 DOM
13. 2026-06-01
    days on market $95,000 Active 138 DOM
14. 2026-05-31
    days on market $95,000 Active 137 DOM
15. 2026-05-30
    days on market $95,000 Active 136 DOM
16. 2026-04-12
    price $95,000
17. 2026-02-28
    price $100,000
18. 2026-01-28
    price $110,000
19. 2026-01-14
    listed $119,900 Active
20. 2022-07-25
    soldstatus $78,600 Closed 496-char remark

    Show marketing remark (496 chars)

    Great location on this 2/1 close to lakes, rivers, shopping and medical! Newer central A/C, big Florida Room and separate screened porch. Owner was planning to do some updates and sell the property for more but plans have changed! It's being sold as it is so bring your ideas and a little elbow grease. Above ground pool in back yard just needs to be cleaned and it will be ready for those hot summer days. Pack your bags and start living that relaxing Florida lifestyle you've always dreamed of!

21. 2022-05-12
    soldstatus $78,600
22. 2022-04-28
    status Pending 496-char remark

    Show marketing remark (496 chars)

    Great location on this 2/1 close to lakes, rivers, shopping and medical! Newer central A/C, big Florida Room and separate screened porch. Owner was planning to do some updates and sell the property for more but plans have changed! It's being sold as it is so bring your ideas and a little elbow grease. Above ground pool in back yard just needs to be cleaned and it will be ready for those hot summer days. Pack your bags and start living that relaxing Florida lifestyle you've always dreamed of!

23. 2022-03-22
    price $81,777 496-char remark

    Show marketing remark (496 chars)

    Great location on this 2/1 close to lakes, rivers, shopping and medical! Newer central A/C, big Florida Room and separate screened porch. Owner was planning to do some updates and sell the property for more but plans have changed! It's being sold as it is so bring your ideas and a little elbow grease. Above ground pool in back yard just needs to be cleaned and it will be ready for those hot summer days. Pack your bags and start living that relaxing Florida lifestyle you've always dreamed of!

24. 2022-03-04
    listed $89,999 Active 496-char remark

    Show marketing remark (496 chars)

    Great location on this 2/1 close to lakes, rivers, shopping and medical! Newer central A/C, big Florida Room and separate screened porch. Owner was planning to do some updates and sell the property for more but plans have changed! It's being sold as it is so bring your ideas and a little elbow grease. Above ground pool in back yard just needs to be cleaned and it will be ready for those hot summer days. Pack your bags and start living that relaxing Florida lifestyle you've always dreamed of!

25. 2012-10-03
    soldstatus $21,000
26. 2012-09-27
    soldstatus $21,000 181-char remark

    Show marketing remark (181 chars)

    Great home for full or part time residence. 2 bedroom, 2 bath completely drywalled, upgraded electric, front & rear enclosed porches, and carport. Newer A/C & Well pump.

27. 2012-09-08
    listed $24,000 181-char remark

    Show marketing remark (181 chars)

    Great home for full or part time residence. 2 bedroom, 2 bath completely drywalled, upgraded electric, front & rear enclosed porches, and carport. Newer A/C & Well pump.

28. 1997-04-10
    soldstatus $13,500
29. 1982-02-01
    soldstatus $14,000
30. 1981-04-01
    soldstatus $7,000
31. 1979-06-01
    soldstatus $8,000

ⓘ 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: $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 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $17,557
• − Mortgage interest: −$5,321
• − Property taxes: −$1,095
• − Insurance: −$475
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$2,764
• Taxable income: $5,093
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $5,100/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): 19,102
• Household income: $58,802
• Rent vs Own: 6.9% rent · 93.1% own
• Severe rent burden: 121.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -32.11%
• Current HPI: 277.2576
• 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

+1087.5% since first listed

16 events — show timeline

• 2026-04-12 Price Changed $95,000 RACC
• 2026-02-28 Price Changed $100,000 RACC
• 2026-01-28 Price Changed $110,000 RACC
• 2026-01-14 Listed $119,900 RACC
• 2022-07-25 Sold (MLS) $78,600 Stellar MLS as Distributed by MLS Grid
• 2022-05-12 Sold (Public Records) $78,600 Public Records
• 2022-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-22 Price Changed $81,777 Stellar MLS as Distributed by MLS Grid
• 2022-03-04 Listed $89,999 Stellar MLS as Distributed by MLS Grid
• 2012-10-03 Sold (Public Records) $21,000 Public Records
• 2012-09-27 Sold (MLS) $21,000 RACC
• 2012-09-08 Listed $24,000 RACC
• 1997-04-10 Sold (Public Records) $13,500 Public Records
• 1982-02-01 Sold (Public Records) $14,000 Public Records
• 1981-04-01 Sold (Public Records) $7,000 Public Records
• 1979-06-01 Sold (Public Records) $8,000 Public Records

Property tax history

+27.8%/yr

Latest (2025): $1,095 · +11.6% YoY. Source: county tax records.