16 S Harrison St · Beverly Hills, FL 34465

$139,500

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 256 Days on market

Built 1969 9,000 sqft lot Est $148k · 6% under

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Why this score? — see what drove the C 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 +23.4/30.0
• ARV discount +10.1/15.0
• DSCR +7.5/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Charming & Energy-Efficient Home in Beverly Hills! * * Welcome to 16 S. Harrison St—located in a fast-growing area this 2-bedroom home with a bonus room perfect for a home office, den, or media space. This home has a 2019 metal roof, a stylishly remodeled bathroom, and an indoor laundry room for added convenience. Home needs some TLC and reflects in asking price with this Motivated Seller! Enjoy outdoor living with a screened front porch, rear patio, and privacy-fenced backyard—ideal for relaxing or entertaining. A spacious 20x10 storage shed provides extra room for tools, hobbies, or seasonal items. Energy-conscious buyers will love the transferrable leased sol

Key facts

• Screened front porch
• Metal roof
• Remodeled bathroom

Tags

• ENERGY EFFICIENT HOME
• METAL ROOF
• REMODELED BATHROOM
• INDOOR LAUNDRY ROOM
• SCREENED FRONT PORCH
• REAR PATIO

Property features AI

Finance

• Other: Total living area and building area reported in public records; Property zoned MDR (medium density residential)
• Financial info: Homestead exempt; No lease restrictions indicated
• HOA & community: No association (HOA) indicated

Exterior

• Parking: Detached or on-site parking (details not specified)
• Security: Hurricane shutters
• Utilities: Public water; Septic tank sewer; Electricity connected; Water connected; Solar energy present
• Home design: Single family residence; One story; Faces east
• Construction: Block and stucco construction; Metal roof; Slab foundation; Built on a 0.21-acre lot (approx. 75 x 120)
• Exterior features: Deck; Patio; Hurricane shutters; Exterior storage; Chain link and vinyl fencing; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Bonus room; Inside utility/storage
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (0.9% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.8% in Beverly Hills — 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 64/100 on livability (#666 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 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: Forest Ridge Elementary School (math 55% / reading 59%, grade C+, #781 of 2,144 statewide, top 38%, 708 students, 67% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 401 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 30% of the median local income ($55k/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 $964 of loan paydown is wiped out by about $4k 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 256 days — a 12% lower offer ($123k) 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 $40k; list at $140k implies a 249% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. 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: 0.99% ✗
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $147,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 S Harrison St	0.01mi	2/1.0	900 (-4%)	2mo	$120,000	$133	91
8 N Fillmore St	0.21mi	2/1.0	992 (+6%)	1mo	$142,000	$143	80
20 S Osceola St	0.44mi	2/1.0	936 (0%)	0mo	$150,000	$160	79
27 E Lemon St	0.40mi	2/1.0	950 (+2%)	1mo	$94,000	$99	78
8 N Monroe St	0.21mi	2/1.0	1,032 (+10%)	1mo	$148,325	$144	73
49 S Lee St	0.36mi	2/1.0	840 (-10%)	1mo	$172,000	$205	65
4 New North Ct	0.41mi	2/1.0	840 (-10%)	1mo	$145,000	$173	63
11 Polk St	0.46mi	1/1.0 (-1)	861 (-8%)	0mo	$145,000	$168	60
8 S Columbus St	0.39mi	2/2.0	1,045 (+12%)	2mo	$165,000	$158	57
11 Roosevelt Blvd	0.50mi	3/2.0 (+1)	1,016 (+8%)	0mo	$175,000	$172	53
27 N Davis St	0.44mi	3/1.5 (+1)	1,055 (+13%)	1mo	$155,000	$147	50
3826 N Parkside Village Ter	0.67mi	1/1.0 (-1)	854 (-9%)	2mo	$85,000	$100	48

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,288
• Equity at exit: $20,800

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $15,373
• Equity at exit: $12,061

Cash invested: $39,060 (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 34465

• Home prices YoY: -33.1%
• Active inventory: 401
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$732
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $257

Break-even live

Break-even rent $1,056

Max offer price $139,500

Occupancy floor 76%

Sensitivity live

Price	-10% $336	-5% $297	+0% $257	+5% $218	+10% $178
Rent	-10% $148	-5% $203	+0% $257	+5% $312	+10% $366
Rate	-1.0pp $327	-0.5pp $293	base $257	+0.5pp $221	+1.0pp $184

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	22d	1	0.22mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	22d	1	0.23mi
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	22d	1	0.27mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	22d	1	0.29mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	22d	1	0.38mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	22d	1	0.38mi
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	22d	1	0.43mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	22d	1	0.61mi
7 Donna Ct Beverly Hills, FL	1.0	1.0	675	$1,225	$1.81	22d	1	0.74mi

Listing history 22 events

1. 2026-06-21
   days on market $139,500 Active 256 DOM
2. 2026-06-19
   days on market $139,500 Active 254 DOM
3. 2026-06-18
   days on market $139,500 Active 253 DOM
4. 2026-06-17
   days on market $139,500 Active 252 DOM
5. 2026-06-16
   days on market $139,500 Active 251 DOM
6. 2026-06-15
   days on market $139,500 Active 250 DOM
7. 2026-06-14
   days on market $139,500 Active 248 DOM
8. 2026-06-13
   days on market $139,500 Active 247 DOM
9. 2026-06-09
   days on market $139,500 Active 244 DOM
10. 2026-06-08
    days on market $139,500 Active 243 DOM
11. 2026-06-03
    days on market $139,500 Active 238 DOM
12. 2026-06-02
    days on market $139,500 Active 237 DOM
13. 2026-06-01
    days on market $139,500 Active 236 DOM
14. 2026-05-31
    days on market $139,500 Active 235 DOM
15. 2026-05-30
    days on market $139,500 Active 234 DOM
16. 2026-01-13
    price $139,500
17. 2025-10-08
    listed $144,900 Active
18. 2025-10-07
    historical
19. 2025-07-21
    price $150,000
20. 2025-05-31
    listed $159,000 Active
21. 2024-03-28
    price $178,900
22. 1987-10-01
    soldstatus $40,000

ⓘ 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: $539 · $45/mo
• Projected year-2 tax: $1,158 · $96/mo
• Expected delta: +$619/yr (+$52/mo · 114.7%)

ⓘ 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 4/10 Moderate
• 🌡 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: $16,583
• − Mortgage interest: −$7,814
• − Property taxes: −$539
• − Insurance: −$698
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,058
• Taxable income: $821
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $2,888/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 — Beverly Hills

• Score: 64/100
• State rank: #666
• US rank: #13671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beverly Hills, FL
• County: Citrus County · 111,314 people
• City population: 18,879
• Metro: Homosassa Springs, FL
• Population (ZIP): 18,879
• Household income: $54,869
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 334.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 4% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam, Dominican Republic
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -138.62%
• Current HPI: 279.7183
• 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

+248.7% since first listed

7 events — show timeline

• 2026-01-13 Price Changed $139,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-21 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-31 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-28 Price Changed $178,900 RACC
• 1987-10-01 Sold (Public Records) $40,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $539 · +13.8% YoY. Source: county tax records.