1293 W Hampshire Blvd · Pine Ridge, FL 34434

$230,000

3 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 303 Days on market

Built 2005 0.26 ac 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 +8.1/30.0
• 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
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

This is a great buy for a new home in Citrus Spirngs. Beautiful 2004 Built Home featuring 3 Bedrooms, 2 Baths and a 2 Car Garage. Home also offers a Great Room, Formal Dining Room, Kitchen Nook, cathedral ceilings, large walk-in-closets and large shower.

Key facts

• Wooded backyard
• Natural light
• Screened porch

Tags

• NEW ROOF
• NEW AC
• SCREENED PORCH
• WOODED BACKYARD
• NATURAL LIGHT
• WALK IN CLOSET

Property features AI

Finance

• HOA & community: Community clubhouse; Golf

Exterior

• Parking: Attached 2-car garage; Driveway; Concrete parking; Garage door opener
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; New construction; One story; Southwest facing
• Construction: Stucco construction; Asphalt shingle roof; Block foundation; Built as new construction
• Exterior features: Level, rectangular lot; Paved road frontage on county road; Clubhouse and golf community features

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Laminate counters; 8 rooms total
• Laundry & utility: Water heater

🏗️ New construction. The $230,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $271,272.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (16.4% below list).
• Recommended offer: $192k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.4% in Pine Ridge — 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 (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; 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: Central Ridge Elementary School (math 41% / reading 44%, grade F, #1,383 of 2,144 statewide, top 65%, 723 students, 64% FRL); Citrus Springs Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 821 students, 59% 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: 1242 active listings in the ZIP; 8 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 33% 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 $8k 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 303 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask is 53% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $106k; list at $230k implies a 118% 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 $192,195 (16.4% 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 303 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 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. 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: 0.71% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.82
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $271,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1293 W Hampshire Blvd	0.00mi	3/2.0	1,524 (0%)	1mo	$230,000	$151	100
1350 W Manchester Dr	0.16mi	3/2.0	1,507 (-1%)	2mo	$270,000	$179	89
1265 W Manchester Dr	0.11mi	3/2.0	1,573 (+3%)	0mo	$279,500	$178	89
1348 W Mcneal Dr	0.18mi	3/2.0	1,617 (+6%)	0mo	$400,000	$247	81
1482 W Manchester Dr	0.37mi	3/2.0	1,557 (+2%)	1mo	$255,000	$164	78
1223 W Mcneal Rd	0.24mi	3/2.0	1,432 (-6%)	2mo	$285,000	$199	77
1086 W Anderson Ln	0.27mi	3/2.0	1,462 (-4%)	5mo	$262,500	$180	77
5651 N Summerfield Pt	0.41mi	3/2.0	1,466 (-4%)	1mo	$334,900	$228	74
6075 N Darlington Dr	0.28mi	3/2.0	1,331 (-13%)	1mo	$229,000	$172	65
6625 N Darlington Dr	0.71mi	3/2.0	1,513 (-1%)	2mo	$264,990	$175	64
5659 N Matheson Dr	0.48mi	3/2.0	1,405 (-8%)	1mo	$239,000	$170	63
968 W Hampshire Blvd	0.47mi	3/2.0	1,715 (+12%)	5mo	$265,000	$155	53

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: -23.3%
• Equity multiple: 0.20×
• Total profit: $-60,741
• Equity at exit: $40,448

10-year hold

• IRR: -18.1%
• Equity multiple: 0.02×
• Total profit: $-74,581
• Equity at exit: $23,455

Cash invested: $75,956 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$1,423
• Tax from tax record: −$246 /mo · $2,950/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-263

Break-even live

Break-even rent $2,255

Max offer price $224,801

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-186	+0% $-263	+5% $-340	+10% $-417
Rent	-10% $-415	-5% $-339	+0% $-263	+5% $-187	+10% $-111
Rate	-1.0pp $-126	-0.5pp $-194	base $-263	+0.5pp $-333	+1.0pp $-405

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: $67,818
• Closing costs: $8,138
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6251 W Whispering Dr Citrus Springs, FL	4.0	2.0	1617	$1,815	$1.12	21d	1	0.33mi
1482 W Manchester Dr Dunnellon, FL	3.0	2.0	1540	$1,695	$1.10	21d	1	0.40mi
669 W Homeway Loop Citrus Springs, FL	4.0	2.0	1580	$1,895	$1.20	21d	1	0.52mi
2117 W Swanson Dr Citrus Springs, FL	4.0	2.0	1580	$1,850	$1.17	21d	1	0.90mi
788 W Glenhaven Dr Citrus Springs, FL	4.0	2.0	1621	$1,800	$1.11	21d	1	1.09mi
2195 W Tall Oaks Dr Beverly Hills, FL	3.0	2.0	1688	$2,200	$1.30	21d	1	1.20mi
661 W Twisted Oaks Dr Beverly Hills, FL	4.0	2.0	1864	$1,695	$0.91	21d	1	1.25mi
7175 N Varsity Ave Citrus Springs, FL	3.0	2.0	1428	$1,795	$1.26	21d	1	1.44mi

Listing history 13 events

1. 2026-05-05
   status Pending
2. 2026-04-08
   status Active
3. 2026-04-08
   price $230,000
4. 2026-04-07
   historical
5. 2026-02-20
   price $235,000
6. 2026-01-06
   status Active
7. 2026-01-03
   historical
8. 2025-12-06
   price $240,000
9. 2025-07-24
   price $244,900
10. 2025-07-01
    price $249,900
11. 2025-07-01
    listed $149,900 Active
12. 2005-05-20
    soldstatus $105,500 254-char remark

    Show marketing remark (254 chars)

    This is a great buy for a new home in Citrus Spirngs. Beautiful 2004 Built Home featuring 3 Bedrooms, 2 Baths and a 2 Car Garage. Home also offers a Great Room, Formal Dining Room, Kitchen Nook, cathedral ceilings, large walk-in-closets and large shower.

13. 2004-05-07
    listed $104,900 254-char remark

    Show marketing remark (254 chars)

    This is a great buy for a new home in Citrus Spirngs. Beautiful 2004 Built Home featuring 3 Bedrooms, 2 Baths and a 2 Car Garage. Home also offers a Great Room, Formal Dining Room, Kitchen Nook, cathedral ceilings, large walk-in-closets and large shower.

ⓘ 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: $2,950 · $246/mo
• Projected year-2 tax: $2,950 · $246/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 4/10 Moderate
• 🌡 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: $23,063
• − Mortgage interest: −$15,195
• − Property taxes: −$2,950
• − Insurance: −$1,356
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$7,892
• Taxable loss: −$8,020
• Est. tax savings @ 24.0%: +$1,925
• After-tax cash flow: $-1,232/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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Ridge, FL
• County: Citrus County · 111,314 people
• City population: 18,514
• 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

+119.3% since first listed

13 events — show timeline

• 2026-05-05 Pending — RACC
• 2026-04-08 Relisted — RACC
• 2026-04-08 Price Changed $230,000 RACC
• 2026-04-07 Delisted — RACC
• 2026-02-20 Price Changed $235,000 RACC
• 2026-01-06 Relisted — RACC
• 2026-01-03 Delisted — RACC
• 2025-12-06 Price Changed $240,000 RACC
• 2025-07-24 Price Changed $244,900 RACC
• 2025-07-01 Price Changed $249,900 RACC
• 2025-07-01 Listed $149,900 RACC
• 2005-05-20 Sold (MLS) $105,500 RACC
• 2004-05-07 Listed $104,900 RACC

Property tax history

+14.3%/yr

Latest (2025): $2,950 · +234.7% YoY. Source: county tax records.