7990 E Emerald Ln · Floral City, FL 34436

$114,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 139 Days on market

Built 1982 0.34 ac lot Est $111k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.7/15.0
• 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

Don’t miss this move-in-ready 3-bedroom, 2-bathroom home, perfectly priced for a quick sale. Your journey begins at the entrance with a spacious 19 x 12 front deck, perfect for morning coffee or evening relaxation. Inside, you’ll find a great room featuring brand-new vinyl plank flooring, fresh neutral paint, and a newly installed mini-split system new hot water heater, for efficient climate control. The kitchen comes "buyer-ready, " as the seller will provide a stove and refrigerator prior to closing. The smart split-bedroom floor plan offers maximum privacy. The primary suite features a generous walk-in closet and a private ensuite bath, while the two additional bedr

Key facts

• Front deck
• Mini-split system
• Walk-in closet

Tags

• FRONT DECK
• VINYL PLANK FLOORING
• MINI-SPLIT SYSTEM
• WALK-IN CLOSET
• PRIVATE ENSUITE BATH
• CARPORT

Property features AI

Exterior

• Parking: Detached carport; Paved driveway; Unpaved parking area; 1 total parking space
• Utilities: Private well water; Septic tank
• Home design: Residential mobile home (double wide); Approximately 24 by 48
• Construction: Frame construction
• Exterior features: Metal roof; Irregular lot; Paved road access; Private well water; Septic tank

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless cooling
• Interior features: Cathedral ceilings; Open floorplan; Walk-in closet(s); 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: Floral City Elementary School (math 47% / reading 52%, grade D, #1,088 of 2,144 statewide, top 53%, 389 students, 71% 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 62% FRL track the district average.
• Market conditions: 144 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $794 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($101k) 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 $30k; list at $115k implies a 278% 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 $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.64% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.23%
• DSCR: 2.17
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $110,592
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9061 S Starfish Ave	0.18mi	2/2.0 (-1)	1,144 (-1%)	5mo	$83,000	$73	82
9436 S Starfish Ave	0.35mi	3/2.0	1,090 (-5%)	6mo	$140,000	$128	70
8032 E Skyline Ln	0.07mi	2/2.0 (-1)	1,294 (+12%)	16mo	$120,000	$93	58
8111 E Emerald Ln	0.13mi	2/2.0 (-1)	984 (-15%)	19mo	$94,000	$96	49

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: 20.0%
• Equity multiple: 1.81×
• Total profit: $26,188
• Equity at exit: $17,132

10-year hold

• IRR: 28.2%
• Equity multiple: 3.50×
• Total profit: $80,556
• Equity at exit: $9,934

Cash invested: $32,172 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $703

Break-even live

Break-even rent $989

Max offer price $114,900

Occupancy floor 58%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8481 S Great Oaks Dr Floral City, FL	3.0	2.0	1327	$1,950	$1.47	21d	1	0.73mi
9789 S Clearsprings Dr Floral City, FL	3.0	2.0	1334	$1,800	$1.35	4d	1	0.80mi

Listing history 22 events

1. 2026-06-19
   days on market $114,900 Active 139 DOM
2. 2026-06-18
   days on market $114,900 Active 138 DOM
3. 2026-06-17
   days on market $114,900 Active 137 DOM
4. 2026-06-16
   days on market $114,900 Active 136 DOM
5. 2026-06-15
   days on market $114,900 Active 135 DOM
6. 2026-06-14
   days on market $114,900 Active 133 DOM
7. 2026-06-13
   days on market $114,900 Active 132 DOM
8. 2026-06-09
   days on market $114,900 Active 129 DOM
9. 2026-06-08
   days on market $114,900 Active 128 DOM
10. 2026-06-03
    days on market $114,900 Active 123 DOM
11. 2026-06-02
    days on market $114,900 Active 122 DOM
12. 2026-06-01
    days on market $114,900 Active 121 DOM
13. 2026-05-31
    days on market $114,900 Active 120 DOM
14. 2026-05-30
    days on market $114,900 Active 119 DOM
15. 2026-05-21
    price $114,900
16. 2026-04-07
    price $104,900
17. 2026-02-26
    price $109,900
18. 2026-02-17
    price $114,900
19. 2026-02-02
    status Active
20. 2026-01-26
    status Pending
21. 2026-01-24
    listed $117,500 Active
22. 1999-12-13
    soldstatus $30,400

ⓘ 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: $1,570 · $131/mo
• Projected year-2 tax: $1,570 · $131/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 ≥108°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: $22,548
• − Mortgage interest: −$6,436
• − Property taxes: −$1,570
• − Insurance: −$574
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$3,343
• Taxable income: $7,017
• Est. tax owed @ 24.0%: −$1,684
• After-tax cash flow: $6,754/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

• Census place: Floral City, FL
• 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

+278.0% since first listed

8 events — show timeline

• 2026-05-21 Price Changed $114,900 RACC
• 2026-04-07 Price Changed $104,900 RACC
• 2026-02-26 Price Changed $109,900 RACC
• 2026-02-17 Price Changed $114,900 RACC
• 2026-02-02 Relisted — RACC
• 2026-01-26 Pending — RACC
• 2026-01-24 Listed $117,500 RACC
• 1999-12-13 Sold (Public Records) $30,400 Public Records

Property tax history

+29.3%/yr

Latest (2025): $1,570 · +11.0% YoY. Source: county tax records.