1271 N Arkansas Ter · Hernando, FL 34442

$94,900

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 221 Days on market

Built 1981 6,304 sqft lot Est $152k · 38% 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 +15.0/15.0
• 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

Remodeled 14x60 mobile home with 12x30 attached carport and 12x30 attached family room with wall A/C & heat. 7x12 Florida room on back and 6x24 open porch on front. Concrete driveway and sidewalks. Detached 8x12 shed. Split bedrooms, ceilings fans, blinds, eat-in kitchen, built in hutch, wood laminate floors, 2 bedrooms, 2 baths, shows nice!

Key facts

• 6,304 sq ft lot
• Parking
• Built 1981

Property features AI

Exterior

• Parking: Attached carport; Driveway; Concrete parking; 1 parking space total
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured single-wide home; Residential property
• Construction: Aluminum siding with frame construction; Metal roof; Built on crawl space
• Exterior features: Cleared, rectangular lot; County road frontage; No pool

Interior

• Kitchen: Electric oven; Refrigerator
• Flooring: Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Electric heating; Wall/Window unit(s) for cooling
• Interior features: Electric oven; Refrigerator; Water heater; Crawl space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 5.6% in Hernando — 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 (#402 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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: Hernando Elementary School (math 47% / reading 51%, grade D, #1,134 of 2,144 statewide, top 54%, 813 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: 444 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $46k; list at $95k implies a 107% 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 $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 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. 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.
5. 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.
6. 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: 1.91% ✓
• Cap rate: 16.15%
• Cash-on-cash: 35.19%
• DSCR: 2.57
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $152,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1422 N Reed Ter	0.39mi	2/2.0	1,196 (-0%)	1mo	$175,000	$146	80
4332 E Wyoming Ln	0.15mi	2/2.0	1,136 (-5%)	12mo	$135,000	$119	74
4250 E Nebraska Ln	0.29mi	3/2.0 (+1)	1,188 (-1%)	8mo	$165,000	$139	74
4296 E Texas St	0.10mi	3/2.0 (+1)	1,296 (+8%)	18mo	$170,000	$131	62
4380 E Louisiana Ln	0.06mi	2/2.0	1,056 (-12%)	20mo	$164,000	$155	61
1400 N Reed Ter	0.38mi	2/2.0	1,338 (+12%)	14mo	$114,500	$86	51
1571 N Little Carmen Ter	0.49mi	2/2.0	1,296 (+8%)	22mo	$165,000	$127	45
1377 N Reed Ter	0.34mi	3/2.0 (+1)	1,344 (+12%)	18mo	$160,000	$119	44
1756 N Paul Dr	0.65mi	3/2.0 (+1)	1,352 (+13%)	2mo	$48,500	$36	42

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: 30.8%
• Equity multiple: 2.29×
• Total profit: $34,279
• Equity at exit: $14,150

10-year hold

• IRR: 38.0%
• Equity multiple: 4.53×
• Total profit: $93,858
• Equity at exit: $8,205

Cash invested: $26,572 (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 34442

• Home prices YoY: -21.9%
• Active inventory: 444
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $779

Break-even live

Break-even rent $824

Max offer price $94,900

Occupancy floor 52%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 E Rembrandt Way Unit 424 Inverness, FL	3.0	2.0	1262	$1,850	$1.47	21d	1	0.43mi
543 N Rooks Ave Inverness, FL	3.0	2.0	1296	$1,900	$1.47	21d	1	1.38mi
3880 E Byrd St Inverness, FL	3.0	2.0	1380	$1,600	$1.16	21d	1	1.40mi

Listing history 22 events

1. 2026-06-13
   remarks 388-char remark
2. 2026-06-13
   pricestatusdays on market $94,900 Pending 221 DOM
3. 2026-06-09
   days on market $99,900 Active 219 DOM
4. 2026-06-08
   days on market $99,900 Active 218 DOM
5. 2026-06-03
   days on market $99,900 Active 213 DOM
6. 2026-06-02
   days on market $99,900 Active 212 DOM
7. 2026-06-01
   days on market $99,900 Active 211 DOM
8. 2026-05-31
   days on market $99,900 Active 210 DOM
9. 2026-05-30
   days on market $99,900 Active 209 DOM
10. 2026-04-17
    status Active
11. 2026-04-17
    price $99,900
12. 2026-03-22
    status Pending
13. 2026-01-22
    price $109,900
14. 2026-01-06
    price $117,900
15. 2025-10-06
    listed $119,900 Active
16. 2021-03-10
    soldstatus $45,900
17. 2015-08-24
    soldstatus $29,000 349-char remark

    Show marketing remark (349 chars)

    Remodeled 14x60 mobile home with 12x30 attached carport and 12x30 attached family room with wall A/C & heat. 7x12 Florida room on back and 6x24 open porch on front. Concrete driveway and sidewalks. Detached 8x12 shed. Split bedrooms, ceilings fans, blinds, eat-in kitchen, built in hutch, wood laminate floors, 2 bedrooms, 2 baths, shows nice!

18. 2015-07-27
    listed $32,500 349-char remark

    Show marketing remark (349 chars)

    Remodeled 14x60 mobile home with 12x30 attached carport and 12x30 attached family room with wall A/C & heat. 7x12 Florida room on back and 6x24 open porch on front. Concrete driveway and sidewalks. Detached 8x12 shed. Split bedrooms, ceilings fans, blinds, eat-in kitchen, built in hutch, wood laminate floors, 2 bedrooms, 2 baths, shows nice!

19. 2009-07-30
    soldstatus $48,000
20. 2008-01-23
    soldstatus $45,000
21. 1998-04-01
    soldstatus $30,000
22. 1987-10-01
    soldstatus $31,500

ⓘ 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: $1,366 · $114/mo
• Projected year-2 tax: $1,366 · $114/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: $21,726
• − Mortgage interest: −$5,316
• − Property taxes: −$1,366
• − Insurance: −$474
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$2,761
• Taxable income: $8,333
• Est. tax owed @ 24.0%: −$2,000
• After-tax cash flow: $7,351/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 — Hernando

• Score: 71/100
• State rank: #402
• US rank: #7137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Citrus County · 111,314 people
• City population: 17,281
• Metro: Homosassa Springs, FL
• Population (ZIP): 17,281
• Household income: $57,259
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 314.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2% Black 2%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 2% 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: ▼ -76.70%
• Current HPI: 273.3262
• 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

+217.1% since first listed

13 events — show timeline

• 2026-04-17 Relisted — RACC
• 2026-04-17 Price Changed $99,900 RACC
• 2026-03-22 Pending — RACC
• 2026-01-22 Price Changed $109,900 RACC
• 2026-01-06 Price Changed $117,900 RACC
• 2025-10-06 Listed $119,900 RACC
• 2021-03-10 Sold (Public Records) $45,900 Public Records
• 2015-08-24 Sold (MLS) $29,000 RACC
• 2015-07-27 Listed $32,500 RACC
• 2009-07-30 Sold (Public Records) $48,000 Public Records
• 2008-01-23 Sold (Public Records) $45,000 Public Records
• 1998-04-01 Sold (Public Records) $30,000 Public Records
• 1987-10-01 Sold (Public Records) $31,500 Public Records

Property tax history

+11.3%/yr

Latest (2025): $1,366 · +13.1% YoY. Source: county tax records.