7608 N Primrose Dr · Citrus Springs, FL 34434

$286,990

4 bd · 2.0 ba · 1,829 sqft · Land · 59 Days on market

Built 2026 10,049 sqft lot

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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 +7.5/30.0
• 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
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Modern Comfort & Quality Craftsmanship – 4BR/2BA St Augustine Floor Plan. Up to 15k in FLEX CASH! Open-concept design with a modern kitchen that includes quartz countertops, stainless steel appliances and large center island overlooks great room. Triple sliders leading out to a large covered lanai allows natural light to flow throughout main living areas with wood plank tile and soft carpet in the bedrooms. Owner’s suite boasts dual closets and en-suite bath with dual vanities and walk-in shower. Three additional bedrooms and a full guest bath provide plenty of space for family, guests, or a home office. Additional features include a dedicated laundry room, spacious 2-car garage, and durable, energy-efficient construction with hurricane impact-resistant low E windows and hurricane impact doors for added peace of mind. Builder delivers the perfect blend of style, quality, and affordability. Winning multiple accolades in the Southwest Florida region, this private builder is bringing style, comfort and quality craftmanship to Citrus Springs in an affordable price range with multiple floorplans to suit your needs. * Please note pictures are of a staged model home. Some finishes may vary. Schedule an in person tour now to see the home and other floor plans available!

Key facts

• Quartz countertops
• Large center island
• Large covered lanai

Tags

• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• LARGE COVERED LANAI
• WOOD PLANK TILE

Property features AI

Finance

• Other: Property under construction; Lot approximately 0.23 acre (0 to less than 1/4 acre); Builder-provided living area and building area measurements
• HOA & community: No association indicated

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; New construction (projected completion August 2026); Faces east; Residential zoning (RUR)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Christopher Alan Homes (model: St Augustine)
• Exterior features: Front porch; Rear porch; Rain gutters; Sliding doors; Irrigation equipment; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Cathedral ceilings; Eat-in kitchen; High ceilings; Open floorplan; Split bedroom layout; Stone countertops; Thermostat; Storm windows
• Laundry & utility: Inside laundry room with washer and electric dryer hookups

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $287k.

Deal economics

• At list price, monthly cash flow is $-353 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (28.1% below list).
• Recommended offer: $206k (28.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#521 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety C-, 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.
• Market conditions: 1242 active listings in the ZIP; 20 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 36% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $9k 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 59 days — a 3% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 3 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 $20k; list at $287k implies a 1335% 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 $206,427 (28.1% 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 59 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.72% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.3%
• Equity multiple: 0.14×
• Total profit: $-68,928
• Equity at exit: $42,791

10-year hold

• IRR: -21.3%
• Equity multiple: -0.11×
• Total profit: $-88,808
• Equity at exit: $24,814

Cash invested: $80,357 (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 34434

• Home prices YoY: -2.9%
• Active inventory: 1242
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$1,505
• Tax est. 1.5%: −$359 /mo · $4,305/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-353

Break-even live

Break-even rent $2,511

Max offer price $235,975

Occupancy floor —

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: $71,748
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7708 N Paris Dr Dunnellon, FL	3.0	2.0	1415	$1,800	$1.27	21d	1	0.21mi
1912 W Quaker Ln Citrus Springs, FL	4.0	2.0	1636	$1,895	$1.16	21d	1	0.30mi
1301 N Galgano St Dunnellon, FL	4.0	3.0	2381	$2,800	$1.18	21d	1	0.33mi
7908 N Galena Ave Citrus Springs, FL	4.0	2.5	1551	$1,850	$1.19	21d	1	0.44mi
8030 N Galena Ave Citrus Springs, FL	4.0	2.0	1833	$2,150	$1.17	21d	1	0.54mi
7175 N Varsity Ave Citrus Springs, FL	3.0	2.0	1428	$1,795	$1.26	21d	1	0.56mi
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	21d	1	0.68mi
788 W Glenhaven Dr Citrus Springs, FL	4.0	2.0	1621	$1,800	$1.11	21d	1	1.09mi
8180 N Wakefield Dr Dunnellon, FL	3.0	2.0	1502	$1,695	$1.13	21d	1	1.09mi
8190 N Wakefield Dr Dunnellon, FL	4.0	2.0	1772	$1,750	$0.99	21d	1	1.10mi
8006 N Voyager Dr Citrus Springs, FL	4.0	2.0	1636	$1,899	$1.16	21d	1	1.20mi
696 W Hallam Dr Citrus Springs, FL	4.0	2.0	1797	$1,900	$1.06	21d	1	1.24mi
8398 N Jay Dr Dunnellon, FL	3.0	2.0	1541	$1,700	$1.10	21d	1	1.25mi
8450 N Travis Dr Citrus Springs, FL	4.0	2.0	1787	$1,900	$1.06	21d	1	1.31mi
1482 W Manchester Dr Dunnellon, FL	3.0	2.0	1540	$1,695	$1.10	21d	1	1.33mi
7047 N Lime Dr Citrus Springs, FL	4.0	2.0	1630	$1,900	$1.17	21d	1	1.35mi
6251 W Whispering Dr Citrus Springs, FL	4.0	2.0	1617	$1,815	$1.12	21d	1	1.37mi
669 W Homeway Loop Citrus Springs, FL	4.0	2.0	1580	$1,895	$1.20	21d	1	1.38mi
904 W Rum Pl Dunnellon, FL	3.0	2.0	1453	$1,699	$1.17	21d	1	1.40mi
2117 W Swanson Dr Citrus Springs, FL	4.0	2.0	1580	$1,850	$1.17	21d	1	1.40mi

Listing history 19 events

1. 2026-06-19
   days on market $286,990 Active 59 DOM
2. 2026-06-18
   days on market $286,990 Active 58 DOM
3. 2026-06-17
   days on market $286,990 Active 57 DOM
4. 2026-06-16
   days on market $286,990 Active 56 DOM
5. 2026-06-15
   days on market $286,990 Active 55 DOM
6. 2026-06-14
   days on market $286,990 Active 53 DOM
7. 2026-06-13
   days on market $286,990 Active 52 DOM
8. 2026-06-09
   days on market $286,990 Active 49 DOM
9. 2026-06-08
   days on market $286,990 Active 48 DOM
10. 2026-06-07
    days on market $286,990 Active 47 DOM
11. 2026-06-03
    days on market $286,990 Active 43 DOM
12. 2026-06-02
    days on market $286,990 Active 42 DOM
13. 2026-06-01
    days on market $286,990 Active 41 DOM
14. 2026-05-31
    days on market $286,990 Active 40 DOM
15. 2026-05-30
    days on market $286,990 Active 39 DOM
16. 2026-04-21
    listed $286,990 Active

    Show marketing remark (1351 chars)

    One or more photo(s) has been virtually staged. Modern Comfort & Quality Craftsmanship – 4BR/2BA St Augustine Floor Plan. Up to 15k in FLEX CASH! Open-concept design with a modern kitchen that includes quartz countertops, stainless steel appliances and large center island overlooks great room. Triple sliders leading out to a large covered lanai allows natural light to flow throughout main living areas with wood plank tile and soft carpet in the bedrooms. Owner’s suite boasts dual closets and en-suite bath with dual vanities and walk-in shower. Three additional bedrooms and a full guest bath provide plenty of space for family, guests, or a home office. Additional features include a dedicated laundry room, spacious 2-car garage, and durable, energy-efficient construction with hurricane impact-resistant low E windows and hurricane impact doors for added peace of mind. Builder delivers the perfect blend of style, quality, and affordability. Winning multiple accolades in the Southwest Florida region, this private builder is bringing style, comfort and quality craftmanship to Citrus Springs in an affordable price range with multiple floorplans to suit your needs. * Please note pictures are of a staged model home. Some finishes may vary. Schedule an in person tour now to see the home and other floor plans available!

17. 2026-04-21
    listed $286,990 Active 1351-char remark

    Show marketing remark (1351 chars)

    One or more photo(s) has been virtually staged. Modern Comfort & Quality Craftsmanship – 4BR/2BA St Augustine Floor Plan. Up to 15k in FLEX CASH! Open-concept design with a modern kitchen that includes quartz countertops, stainless steel appliances and large center island overlooks great room. Triple sliders leading out to a large covered lanai allows natural light to flow throughout main living areas with wood plank tile and soft carpet in the bedrooms. Owner’s suite boasts dual closets and en-suite bath with dual vanities and walk-in shower. Three additional bedrooms and a full guest bath provide plenty of space for family, guests, or a home office. Additional features include a dedicated laundry room, spacious 2-car garage, and durable, energy-efficient construction with hurricane impact-resistant low E windows and hurricane impact doors for added peace of mind. Builder delivers the perfect blend of style, quality, and affordability. Winning multiple accolades in the Southwest Florida region, this private builder is bringing style, comfort and quality craftmanship to Citrus Springs in an affordable price range with multiple floorplans to suit your needs. * Please note pictures are of a staged model home. Some finishes may vary. Schedule an in person tour now to see the home and other floor plans available!

18. 2026-02-17
    listed $286,990 Active 1142-char remark

    Show marketing remark (1142 chars)

    Christopher Alan Homes is offering new, quality homes at attainable prices in Citrus SpringsNestled in the heart of Florida's Nature Coast, Citrus Springs offers a welcoming blend of small-town charm and natural beauty. This peaceful community is known for its tree-lined streets, abundant green spaces, and a relaxed lifestyle that's perfect for families, retirees, and anyone seeking a slower pace of life. Residents enjoy access to scenic walking and biking trails, world-class freshwater springs, and the nearby Withlacoochee State Trail-one of the longest paved recreational trails in the state. Citrus Springs also features convenient amenities such as schools, parks, and local shops, while larger city conveniences, dining, and healthcare are just a short drive away. Outdoor enthusiasts appreciate the area's proximity to rivers, lakes, and the Gulf of Mexico, offering endless opportunities for boating, fishing, kayaking, and wildlife exploration. With its affordable living, natural beauty, and strong sense of community, Citrus Springs is a hidden gem on Florida's west coast-an ideal place to build your new home. DRE# 175519667

19. 2025-07-24
    soldstatus $20,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,771
• − Mortgage interest: −$16,076
• − Property taxes: −$4,305
• − Insurance: −$1,435
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$8,349
• Taxable loss: −$9,357
• Est. tax savings @ 24.0%: +$2,246
• After-tax cash flow: $-1,985/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 — Citrus Springs

• Score: 68/100
• State rank: #521
• US rank: #9598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citrus Springs, FL
• County: Citrus County · 111,314 people
• City population: 10,730
• Metro: Homosassa Springs, FL
• Population (ZIP): 11,074
• Household income: $68,939
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 171.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 11% Hispanic / Latino 9% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Iranian 3% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Other Indo-European 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: ▼ -9.70%
• Current HPI: 328.2164
• 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

+1335.0% since first listed

4 events — show timeline

• 2026-04-21 Listed $286,990 RACC
• 2026-04-21 Listed $286,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Listed $286,990 Zillow
• 2025-07-24 Sold (Public Records) $20,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $213 · +45.5% YoY. Source: county tax records.