7581 S Myers Pt · Floral City, FL 34436

$100,000

2 bd · 1.0 ba · 711 sqft · SingleFamily public records · 54 Days on market

Built 1961 0.35 ac lot

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• 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 MLS

READY. .. .SET. .. .. SHOW! Cute 2/1 fixer upper in Floral City on large lot with inground pool nestled under the oaks! Home features a front screened porch, partial fencing and a shed. Close proximity to schools, eating and library. Take a peek. .. .Wont last a week!

Key facts

• Fully fenced yard
• 0.35 acre lot
• Pool

Tags

• FULLY FENCED YARD
• CLOSE TO BEAUTIFUL STATE PARKS
• EASY ACCESS TO NEARBY CITIES

Property features AI

Finance

• Financial info: No lease restrictions noted
• HOA & community: No homeowners association

Exterior

• Parking: No parking details provided
• Utilities: Well water; Septic tank; Electricity connected (private/public listed)
• Home design: Single family residence; Residential property; One story; Faces west; Entry level: One
• Construction: Block, frame and wood siding construction; Shingle roof; Crawlspace foundation; Built with approximately 711 square feet of living area
• Exterior features: Outdoor lighting; Private mailbox; Chain link and wood fencing; In-ground private pool

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Linoleum; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Solid wood cabinets
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $100k implies a 60% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.28% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.57%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $219,699
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8687 E Jefferson St	0.20mi	2/1.0	792 (+11%)	10mo	$245,000	$309	64

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $5,454
• Equity at exit: $14,910

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $32,657
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $340

Break-even live

Break-even rent $849

Max offer price $100,000

Occupancy floor 68%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $100,000 Active 54 DOM
2. 2026-06-18
   status $100,000 Active 53 DOM
3. 2026-06-18
   status $100,000 Pending 53 DOM
4. 2026-06-17
   days on market $100,000 Active 53 DOM
5. 2026-06-16
   days on market $100,000 Active 52 DOM
6. 2026-06-15
   days on market $100,000 Active 51 DOM
7. 2026-06-14
   days on market $100,000 Active 49 DOM
8. 2026-06-13
   days on market $100,000 Active 48 DOM
9. 2026-06-09
   days on market $100,000 Active 45 DOM
10. 2026-06-08
    days on market $100,000 Active 44 DOM
11. 2026-06-07
    days on market $100,000 Active 43 DOM
12. 2026-06-03
    pricedays on market $100,000 Active 39 DOM
13. 2026-06-02
    days on market $115,000 Active 38 DOM
14. 2026-06-01
    days on market $115,000 Active 37 DOM
15. 2026-05-31
    days on market $115,000 Active 36 DOM
16. 2026-05-30
    days on market $115,000 Active 35 DOM
17. 2026-05-01
    soldstatus $62,500
18. 2026-04-28
    price $115,000
19. 2026-04-25
    listed $125,000 Active
20. 2014-06-12
    soldstatus $16,500 268-char remark

    Show marketing remark (268 chars)

    READY. .. .SET. .. .. SHOW! Cute 2/1 fixer upper in Floral City on large lot with inground pool nestled under the oaks! Home features a front screened porch, partial fencing and a shed. Close proximity to schools, eating and library. Take a peek. .. .Wont last a week!

21. 2014-04-07
    listed $19,055 268-char remark

    Show marketing remark (268 chars)

    READY. .. .SET. .. .. SHOW! Cute 2/1 fixer upper in Floral City on large lot with inground pool nestled under the oaks! Home features a front screened porch, partial fencing and a shed. Close proximity to schools, eating and library. Take a peek. .. .Wont last a week!

22. 2011-08-19
    historical
23. 2011-06-10
    listed $45,000
24. 1998-08-12
    soldstatus $30,300
25. 1986-03-01
    soldstatus $24,000
26. 1983-04-01
    soldstatus $27,500
27. 1982-04-01
    soldstatus $14,000

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,252 · $104/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 · 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: $15,348
• − Mortgage interest: −$5,602
• − Property taxes: −$1,252
• − Insurance: −$500
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$2,909
• Taxable income: $2,629
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $3,448/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

+346.4% since first listed

11 events — show timeline

• 2026-05-01 Sold (Public Records) $62,500 Public Records
• 2026-04-28 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-12 Sold (MLS) $16,500 RACC
• 2014-04-07 Listed $19,055 RACC
• 2011-08-19 Listing Removed — HCAR
• 2011-06-10 Listed $45,000 HCAR
• 1998-08-12 Sold (Public Records) $30,300 Public Records
• 1986-03-01 Sold (Public Records) $24,000 Public Records
• 1983-04-01 Sold (Public Records) $27,500 Public Records
• 1982-04-01 Sold (Public Records) $14,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,252 · +8.3% YoY. Source: county tax records.