1090 N Fan Palm Pt · Crystal River, FL 34429

$28,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 11 Days on market

Built 1972 ↓ 42% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

House fire sale. This structure could be rebuilt or start over. Impact fees are paid, property has a well, septic field and slab. Nice quiet street with woods at rear leading to Plantation Golf course.

Key facts

• Quiet street
• Woods
• Slab

Tags

• SEPTIC FIELD
• SLAB
• QUIET STREET
• WOODS
• PLANTATION GOLF COURSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $971 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $28k).
• Cap rate 66.2% vs local median 2.1% in Crystal River — 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 66/100 on livability (#603 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety C-, schools D+, amenities 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: 325 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $194 of loan paydown is wiped out by about $840 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 7.19% ✓
• Cap rate: 66.18%
• Cash-on-cash: 213.90%
• DSCR: 10.52
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $153,216
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 N Lajolla Pt	0.12mi	2/2.0 (-1)	1,152 (0%)	3mo	$147,000	$128	87
1090 N Lajolla Pt	0.05mi	3/2.0	1,176 (+2%)	18mo	$200,000	$170	80
1135 N Fan Palm Pt	0.05mi	2/1.0 (-1)	1,236 (+7%)	13mo	$120,000	$97	66
868 N Rhyme Pt	0.71mi	3/2.0	1,152 (0%)	4mo	$105,000	$91	63
1050 N Midiron Pt	0.43mi	3/2.0	1,020 (-12%)	2mo	$200,000	$196	60
1075 N Fan Palm Pt	0.04mi	2/2.0 (-1)	980 (-15%)	14mo	$130,000	$133	57
950 N Appalachian Ter	0.75mi	3/2.0	1,248 (+8%)	21mo	$247,500	$198	34

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: —
• Equity multiple: 8.35×
• Total profit: $57,594
• Equity at exit: $4,175

10-year hold

• IRR: —
• Equity multiple: 17.70×
• Total profit: $130,967
• Equity at exit: $2,421

Cash invested: $7,840 (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 34429

• Home prices YoY: -17.8%
• Active inventory: 325
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$147
• Tax est. 1.5%: −$35 /mo · $420/yr
• Insurance: −$12
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $971

Break-even live

Break-even rent $785

Max offer price $28,000

Occupancy floor 47%

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 N Afterglow Cir Crystal River, FL	3.0	2.0	1500	$2,950	$1.97	21d	1	0.58mi
493 N Sams Pt Crystal River, FL	2.0	2.0	1000	$1,300	$1.30	21d	1	1.16mi
130 S Suncoast Blvd Crystal River, FL	1.0–2.0	1.0	559	$1,091	$1.95	13d	4	1.23mi
450 N Elmwood Pt Crystal River, FL	2.0	2.0	950	$1,450	$1.53	21d	1	1.31mi

Listing history 9 events

1. 2026-06-19
   days on market $28,000 Active 11 DOM
2. 2026-06-18
   days on market $28,000 Active 10 DOM
3. 2026-06-17
   days on market $28,000 Active 9 DOM
4. 2026-06-16
   days on market $28,000 Active 8 DOM
5. 2026-06-15
   days on market $28,000 Active 7 DOM
6. 2026-06-14
   days on market $28,000 Active 5 DOM
7. 2026-06-13
   days on market $28,000 Active 4 DOM
8. 2026-06-09
   remarks 201-char remark
9. 2026-06-09
   listed $28,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $24,167
• − Mortgage interest: −$1,568
• − Property taxes: −$420
• − Insurance: −$5,258
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$815
• Taxable income: $12,238
• Est. tax owed @ 24.0%: −$2,937
• After-tax cash flow: $8,714/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 — Crystal River

• Score: 66/100
• State rank: #603
• US rank: #11564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,163
• Population (ZIP): 9,494

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 (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -58.92%
• Current HPI: 271.3171
• 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

-41.5% since first listed

14 events — show timeline

• 2026-06-08 Listed $28,000 FSBO.com
• 2022-08-23 Listing Removed — HCAR
• 2022-08-13 Price Changed $169,900 HCAR
• 2022-07-21 Price Changed $179,900 HCAR
• 2022-06-29 Price Changed $189,900 HCAR
• 2022-06-22 Price Changed $199,900 HCAR
• 2022-05-31 Price Changed $209,000 HCAR
• 2022-05-27 Relisted — HCAR
• 2022-05-26 Contingent — HCAR
• 2022-05-18 Price Changed $219,000 HCAR
• 2022-04-26 Relisted — HCAR
• 2022-04-24 Contingent — HCAR
• 2022-04-19 Listed $229,000 HCAR
• 2020-12-22 Sold (Public Records) $47,900 Public Records

Property tax history

+17.5%/yr

Latest (2025): $1,944 · +6.1% YoY. Source: county tax records.