9054 S Tara Pt · Floral City, FL 34436

$154,900

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 141 Days on market

Built 1986 0.44 ac lot Est $118k · 31% over

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Why this score? — see what drove the F 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 +12.7/30.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable 2 bedroom, 1 bathroom concrete block home is full of charm and potential. Nestled on a spacious . 44-acre lot, it offers privacy and room to grow. Enjoy relaxing mornings or peaceful evenings in the screened-in porch, great for year-round enjoyment. The home features a solid construction, cozy living spaces, and plenty of natural light. With ample yard space, there’s room for gardening, outdoor entertaining, or even expansion. Located in a quiet neighborhood, this home is ideal as a starter, retirement, or investment property! New AC in 2020. New Roof in 2021.

Key facts

• Screened-in porch
• Spacious lot
• Quiet neighborhood

Tags

• CONCRETE BLOCK HOME
• SPACIOUS LOT
• SCREENED-IN PORCH
• AMPLE YARD SPACE
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-16 ($-196/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (15.5% below list).
• Recommended offer: $131k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL).
• Market conditions: 144 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 $5k 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

• It's been on market 141 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (6%) 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,833 (15.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $118,260
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7959 E Jonke Ct	0.44mi	2/1.0	768 (-5%)	10mo	$112,200	$146	62

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-26,134
• Equity at exit: $23,096

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-24,068
• Equity at exit: $13,393

Cash invested: $43,372 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$173 /mo · $2,077/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-16

Break-even live

Break-even rent $1,329

Max offer price $152,014

Occupancy floor 96%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-02-11
   status Pending

   Show marketing remark (587 chars)

   This adorable 2 bedroom, 1 bathroom concrete block home is full of charm and potential. Nestled on a spacious . 44-acre lot, it offers privacy and room to grow. Enjoy relaxing mornings or peaceful evenings in the screened-in porch, great for year-round enjoyment. The home features a solid construction, cozy living spaces, and plenty of natural light. With ample yard space, there’s room for gardening, outdoor entertaining, or even expansion. Located in a quiet neighborhood, this home is ideal as a starter, retirement, or investment property! New AC in 2020. New Roof in 2021.

2. 2026-02-11
   status Pending 587-char remark

   Show marketing remark (587 chars)

   This adorable 2 bedroom, 1 bathroom concrete block home is full of charm and potential. Nestled on a spacious . 44-acre lot, it offers privacy and room to grow. Enjoy relaxing mornings or peaceful evenings in the screened-in porch, great for year-round enjoyment. The home features a solid construction, cozy living spaces, and plenty of natural light. With ample yard space, there’s room for gardening, outdoor entertaining, or even expansion. Located in a quiet neighborhood, this home is ideal as a starter, retirement, or investment property! New AC in 2020. New Roof in 2021.

3. 2025-12-03
   price $154,900
4. 2025-11-24
   price $154,900 587-char remark

   Show marketing remark (587 chars)

   This adorable 2 bedroom, 1 bathroom concrete block home is full of charm and potential. Nestled on a spacious . 44-acre lot, it offers privacy and room to grow. Enjoy relaxing mornings or peaceful evenings in the screened-in porch, great for year-round enjoyment. The home features a solid construction, cozy living spaces, and plenty of natural light. With ample yard space, there’s room for gardening, outdoor entertaining, or even expansion. Located in a quiet neighborhood, this home is ideal as a starter, retirement, or investment property! New AC in 2020. New Roof in 2021.

5. 2025-09-23
   listed $164,999 Active
6. 2025-09-05
   price $164,999 587-char remark

   Show marketing remark (587 chars)

   This adorable 2 bedroom, 1 bathroom concrete block home is full of charm and potential. Nestled on a spacious . 44-acre lot, it offers privacy and room to grow. Enjoy relaxing mornings or peaceful evenings in the screened-in porch, great for year-round enjoyment. The home features a solid construction, cozy living spaces, and plenty of natural light. With ample yard space, there’s room for gardening, outdoor entertaining, or even expansion. Located in a quiet neighborhood, this home is ideal as a starter, retirement, or investment property! New AC in 2020. New Roof in 2021.

7. 2025-08-23
   price $169,000 587-char remark

   Show marketing remark (587 chars)

   This adorable 2 bedroom, 1 bathroom concrete block home is full of charm and potential. Nestled on a spacious . 44-acre lot, it offers privacy and room to grow. Enjoy relaxing mornings or peaceful evenings in the screened-in porch, great for year-round enjoyment. The home features a solid construction, cozy living spaces, and plenty of natural light. With ample yard space, there’s room for gardening, outdoor entertaining, or even expansion. Located in a quiet neighborhood, this home is ideal as a starter, retirement, or investment property! New AC in 2020. New Roof in 2021.

8. 2025-06-26
   listed $179,000 Active 587-char remark

   Show marketing remark (587 chars)

   This adorable 2 bedroom, 1 bathroom concrete block home is full of charm and potential. Nestled on a spacious . 44-acre lot, it offers privacy and room to grow. Enjoy relaxing mornings or peaceful evenings in the screened-in porch, great for year-round enjoyment. The home features a solid construction, cozy living spaces, and plenty of natural light. With ample yard space, there’s room for gardening, outdoor entertaining, or even expansion. Located in a quiet neighborhood, this home is ideal as a starter, retirement, or investment property! New AC in 2020. New Roof in 2021.

9. 2025-06-06
   historical
10. 2025-06-06
    historical
11. 2025-05-14
    price $192,900
12. 2025-05-14
    price $192,900
13. 2025-05-13
    price $192,900
14. 2025-03-31
    listed $224,000 Active
15. 2025-03-31
    listed $224,000 Active
16. 2022-12-22
    soldstatus $170,000
17. 1997-08-01
    soldstatus $33,000

ⓘ 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: $2,077 · $173/mo
• Projected year-2 tax: $2,077 · $173/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $15,700
• − Mortgage interest: −$8,677
• − Property taxes: −$2,077
• − Insurance: −$774
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$4,506
• Taxable loss: −$2,846
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $487/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

+369.4% since first listed

17 events — show timeline

• 2026-02-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Pending — RACC
• 2025-12-03 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-24 Price Changed $154,900 RACC
• 2025-09-23 Listed $164,999 Stellar MLS as Distributed by MLS Grid
• 2025-09-05 Price Changed $164,999 RACC
• 2025-08-23 Price Changed $169,000 RACC
• 2025-06-26 Listed $179,000 RACC
• 2025-06-06 Listing Removed — HCAR
• 2025-06-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Price Changed $192,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Price Changed $192,900 RACC
• 2025-05-13 Price Changed $192,900 HCAR
• 2025-03-31 Listed $224,000 HCAR
• 2025-03-31 Listed $224,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-22 Sold (Public Records) $170,000 Public Records
• 1997-08-01 Sold (Public Records) $33,000 Public Records

Property tax history

+18.9%/yr

Latest (2025): $2,077 · +66.4% YoY. Source: county tax records.