None · Inverness, FL 34450

$145,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 10 Days on market

Built 1988 7,982 sqft lot

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bed 1 bath charming waterfront mobile home is the perfect retreat with plenty of space for relaxation . Situated on 2 lots, this home includes:spacious front screened room, shed with electricity, perfect for a workshop or extra storage, covered patio, ideal for enjoying morning coffee, private dock, perfect for fishing, boating, or just enjoying the water views, carport providing shelter for your vehicle . Two Additional Storage Areas, ensuring you have plenty of room for all your gear and belongings. Whether you're looking for a full-time home or a weekend getaway, this waterfront gem offers all the comforts you need in a peaceful, scenic setting. Don’t miss out on this opportunity to live the waterfront lifestyle! Call today for your private tour.

Key facts

• Spacious yard
• Community boat ramp
• Direct canal access

Tags

• WATERFRONT CANAL HOME
• DIRECT CANAL ACCESS
• COMMUNITY BOAT RAMP
• SPACIOUS YARD
• MATURE TREES
• FIRE PIT

Property features AI

Finance

• Other: Located on waterfront with approximately 160 feet total water frontage (including 80 feet canal frontage); Water access to canal and chain-of-lakes; Other structures on lot: storage, shed(s), other
• Financial info: No lease restrictions indicated
• HOA & community: Pets allowed; No secondary association indicated

Exterior

• Parking: Converted covered parking; Driveway parking; Guest parking; Carport with 3 spaces
• Security: Owned security system
• Utilities: Well water; Septic tank; Electricity connected; Cable available; One well and one septic on property
• Home design: Manufactured single-wide home; Attached property; One story; Faces west
• Construction: Metal frame with metal siding; Metal roof; Crawlspace foundation; Built as manufactured home
• Exterior features: Enclosed and screened patio; Patio; Side porch; Sliding doors; Fire pit; Storage and shed(s); Fishing pier; Concrete seawall; Mature landscaping; Canal frontage and water view (brackish canal)

Interior

• Kitchen: Cooktop; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (one-level)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Window treatments; Water filtration system; Water softener; Security system (owned)
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $162 ($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 $139k (4.3% below list).
• Recommended offer: $139k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.9% in Inverness — 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 (#564 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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.
• Market conditions: 210 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 $4k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $95k; list at $145k implies a 53% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,738 (4.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $84,672
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10019 E Bluegill Ct	0.00mi	2/1.0	672 (0%)	16mo	$95,000	$141	87
10036 E Perch Ct	0.09mi	2/1.5	672 (0%)	13mo	$105,000	$156	83
9932 E Perch Ct	0.11mi	2/1.0	684 (+2%)	12mo	$90,000	$132	82
10131 E Bass Cir	0.20mi	2/1.5	672 (0%)	16mo	$85,000	$126	75
10129 E Bass Cir	0.20mi	2/1.5	672 (0%)	16mo	$75,750	$113	75
10027 E Perch Ct	0.06mi	1/1.0 (-1)	672 (0%)	23mo	$66,000	$98	73
10316 E Pike Dr	0.30mi	2/1.0	660 (-2%)	16mo	$56,000	$85	70
10520 E Faith Ct	0.54mi	2/1.0	708 (+5%)	11mo	$73,900	$104	57

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-13,184
• Equity at exit: $21,620

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,741
• Equity at exit: $12,537

Cash invested: $40,600 (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 34450

• Home prices YoY: -18.7%
• Active inventory: 210
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $162

Break-even live

Break-even rent $1,182

Max offer price $145,000

Occupancy floor 83%

Sensitivity live

Price	-10% $244	-5% $203	+0% $162	+5% $121	+10% $80
Rent	-10% $53	-5% $107	+0% $162	+5% $217	+10% $272
Rate	-1.0pp $235	-0.5pp $199	base $162	+0.5pp $125	+1.0pp $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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $145,000 Active 10 DOM
2. 2026-06-19
   days on market $145,000 Active 8 DOM
3. 2026-06-18
   days on market $145,000 Active 7 DOM
4. 2026-06-17
   days on market $145,000 Active 6 DOM
5. 2026-06-16
   days on market $145,000 Active 5 DOM
6. 2026-06-15
   days on market $145,000 Active 4 DOM
7. 2026-06-14
   days on market $145,000 Active 2 DOM
8. 2026-06-13
   remarks 689-char remark
9. 2026-06-13
   listed $145,000 Active 1 DOM

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $1,356 · $113/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $16,649
• − Mortgage interest: −$8,122
• − Property taxes: −$1,356
• − Insurance: −$725
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$4,218
• Taxable loss: −$436
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $2,052/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 — Inverness

• Score: 67/100
• State rank: #564
• US rank: #10791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,621
• Population (ZIP): 10,408

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 8% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% Tagalog/Filipino 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: ▼ -72.56%
• Current HPI: 315.9725
• 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

+1426.3% since first listed

13 events — show timeline

• 2026-06-11 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-07 Sold (Public Records) $95,000 Public Records
• 2025-02-28 Sold (MLS) $95,000 RACC
• 2025-02-14 Pending — RACC
• 2025-01-24 Relisted — RACC
• 2025-01-18 Pending — RACC
• 2025-01-08 Listed $119,000 RACC
• 2020-02-18 Sold (Public Records) $50,000 Public Records
• 2013-02-15 Sold (MLS) $40,000 RACC
• 2012-05-22 Listed $41,900 RACC
• 2000-09-01 Sold (Public Records) $32,000 Public Records
• 1987-01-01 Sold (Public Records) $21,500 Public Records
• 1977-10-01 Sold (Public Records) $9,500 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,356 · +10.6% YoY. Source: county tax records.