431 W Mac Pl · Citrus Springs, FL 34434

$240,000

3 bd · 2.0 ba · 1,424 sqft · SingleFamily public records · 4 Days on market

Built 2002 10,000 sqft lot Est $246k · at est.

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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 +14.1/30.0
• ARV discount +8.7/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.1/10.0

Listing remarks MLS

Welcome to this beautifully maintained home in the heart of Citrus Springs, where comfort, space, and privacy come together. Step inside to an inviting main living area featuring vaulted ceilings and luxury vinyl flooring, creating a light, airy feel. A standout feature is the three-panel glass sliding door, seamlessly connecting the living room to the screened-in porch, perfect for enjoying Florida’s indoor-outdoor lifestyle year-round. The kitchen offers both functionality and charm, complete with a cozy breakfast nook framed by bay windows, allowing natural light to pour in, an ideal space to start your day. The split-bedroom layout provides comfort and privacy, with plush carpeting in the bedrooms and a spacious primary suite featuring a large walk-in closet. Additional highlights include a fenced in backyard, irrigation system in the front and back yard and a SimpliSafe security system. With vacant lots located directly behind and to the right of the home enhancing the sense of space and tranquility. Located in Citrus Springs, a growing community known for its natural beauty, and relaxed lifestyle, residents enjoy access to the 47-mile Withlacoochee State Trail, parks, and nearby golf courses. With no HOA and convenient access to Crystal River, Dunnellon, and the Gulf Coast, this location offers the perfect balance of quiet living and everyday convenience. This is a home that has truly been cared for, ready for its next owner to move in and enjoy. Call today for a private showing.

Key facts

• Cozy breakfast nook
• Split-bedroom layout
• Screened-in porch

Tags

• THREE-PANEL GLASS SLIDING DOOR
• SCREENED-IN PORCH
• COZY BREAKFAST NOOK
• BAY WINDOWS
• SPLIT-BEDROOM LAYOUT
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Lot approximately 0.23 acres (80 x 125); Zoned PDR; Living area reported as 1,424 sq ft; total building area 1,874 sq ft; Furnished status negotiable

Exterior

• Parking: Driveway; Attached 2-car garage
• Security: Security system
• Utilities: Public water; Septic tank sewer; Electricity connected; Water connected
• Home design: Single family residence; One story; Faces southeast; Homestead exempt
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built as residential single-family
• Exterior features: Rear screened porch; Sliding doors; Rain gutters; Chain link fence; Irrigation equipment; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closets; Security system
• Laundry & utility: Washer; Dryer; Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $35 ($421/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 $185k (23.0% below list).
• Recommended offer: $185k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Citrus Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: health & safety C-, employment 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.
• Zoned schools: Citrus Springs Elementary School (math 52% / reading 48%, grade D+, #1,070 of 2,144 statewide, top 51%, 817 students, 71% 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 58% FRL track the district average.
• Market conditions: 1247 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $144k; list at $240k implies a 66% 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 $184,726 (23.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.77% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $246,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 W Mac Pl	0.00mi	3/2.0	1,424 (0%)	0mo	$240,000	$169	100
8836 N Sandree Dr	0.24mi	3/2.0	1,419 (-0%)	2mo	$259,900	$183	86
8782 N Sandee Dr	0.20mi	3/2.0	1,448 (+2%)	2mo	$255,000	$176	86
298 W Baker Pl	0.27mi	3/2.0	1,462 (+3%)	2mo	$255,000	$174	81
8792 N Sandree Dr	0.21mi	3/2.0	1,521 (+7%)	1mo	$259,000	$170	78
8949 N Cortlandt Dr	0.53mi	3/2.0	1,405 (-1%)	1mo	$239,400	$170	72
9110 N Dawn Way	0.59mi	3/2.0	1,453 (+2%)	1mo	$238,900	$164	69
142 W Diego Pl	0.45mi	3/2.0	1,529 (+7%)	2mo	$260,000	$170	65
8665 N Zurich Way	0.64mi	3/2.0	1,529 (+7%)	1mo	$264,990	$173	57
810 W Deacon Pl	0.62mi	3/2.0	1,292 (-9%)	2mo	$225,000	$174	54
589 W Duquet Pl	0.42mi	4/2.0 (+1)	1,593 (+12%)	3mo	$244,750	$154	53
284 E Finland Ln	0.73mi	3/2.0	1,529 (+7%)	1mo	$265,000	$173	52

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-36,773
• Equity at exit: $35,785

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-29,616
• Equity at exit: $20,751

Cash invested: $67,200 (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: 1247
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $35

Break-even live

Break-even rent $1,803

Max offer price $240,000

Occupancy floor 93%

Sensitivity live

Price	-10% $171	-5% $103	+0% $35	+5% $-33	+10% $-101
Rent	-10% $-111	-5% $-38	+0% $35	+5% $108	+10% $181
Rate	-1.0pp $156	-0.5pp $96	base $35	+0.5pp $-27	+1.0pp $-90

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
572 W Bluster Pl Dunnellon, FL	4.0	2.0	1630	$1,900	$1.17	23d	1	0.27mi
8450 N Travis Dr Citrus Springs, FL	4.0	2.0	1787	$1,900	$1.06	23d	1	0.29mi
8398 N Jay Dr Dunnellon, FL	3.0	2.0	1541	$1,700	$1.10	23d	1	0.35mi
696 W Hallam Dr Citrus Springs, FL	4.0	2.0	1797	$1,900	$1.06	23d	1	0.36mi
9066 N Akola Way Citrus Springs, FL	3.0	2.0	1833	$2,150	$1.17	23d	1	0.48mi
9065 N Akola Way Citrus Springs, FL	3.0	2.0	1511	$1,795	$1.19	23d	1	0.49mi
904 W Rum Pl Dunnellon, FL	3.0	2.0	1453	$1,699	$1.17	23d	1	0.50mi
8190 N Wakefield Dr Dunnellon, FL	4.0	2.0	1772	$1,750	$0.99	23d	1	0.51mi
8180 N Wakefield Dr Dunnellon, FL	3.0	2.0	1502	$1,695	$1.13	23d	1	0.52mi
754 W Deacon Pl Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	23d	1	0.62mi
9018 N Mendoza Way Citrus Springs, FL	2.0	2.0	1225	$1,499	$1.22	23d	1	0.76mi
9262 N Travis Dr Citrus Springs, FL	2.0	2.0	984	$1,395	$1.42	23d	1	0.98mi
9298 N Mendoza Way Citrus Springs, FL	3.0	2.0	1350	$1,800	$1.33	23d	1	1.06mi
8030 N Galena Ave Citrus Springs, FL	4.0	2.0	1833	$2,150	$1.17	23d	1	1.07mi
9271 N Peachtree Way Unit 9271 Citrus Springs, FL	2.0	2.0	900	$1,300	$1.44	23d	1	1.07mi
9337 N Mendoza Way Citrus Springs, FL	2.0	2.0	984	$1,275	$1.30	23d	1	1.10mi
9437 N Travis Dr Citrus Springs, FL	2.0	2.0	972	$1,325	$1.36	23d	1	1.15mi
7908 N Galena Ave Citrus Springs, FL	4.0	2.5	1551	$1,850	$1.19	23d	1	1.16mi
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	23d	1	1.23mi
8755 N Nobleton Way Dunnellon, FL	4.0	2.0	1449	$1,815	$1.25	23d	1	1.26mi
9475 N Camel Dr Dunnellon, FL	3.0	2.0	1670	$1,800	$1.08	23d	1	1.28mi
9676 N Jourden Dr Citrus Springs, FL	3.0	2.0	1353	$1,750	$1.29	23d	1	1.28mi
9924 N Country Club Way Citrus Springs, FL	3.0	2.0	1473	$1,795	$1.22	23d	1	1.36mi
7708 N Paris Dr Dunnellon, FL	3.0	2.0	1415	$1,800	$1.27	23d	1	1.38mi
9543B N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	23d	1	1.42mi
9545 N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	23d	1	1.42mi
9995 N Sandree Dr Citrus Springs, FL	3.0	2.0	1453	$1,895	$1.30	23d	1	1.45mi

Listing history 6 events

1. 2026-05-08
   status Pending 1516-char remark

   Show marketing remark (1516 chars)

   Welcome to this beautifully maintained home in the heart of Citrus Springs, where comfort, space, and privacy come together. Step inside to an inviting main living area featuring vaulted ceilings and luxury vinyl flooring, creating a light, airy feel. A standout feature is the three-panel glass sliding door, seamlessly connecting the living room to the screened-in porch, perfect for enjoying Florida’s indoor-outdoor lifestyle year-round. The kitchen offers both functionality and charm, complete with a cozy breakfast nook framed by bay windows, allowing natural light to pour in, an ideal space to start your day. The split-bedroom layout provides comfort and privacy, with plush carpeting in the bedrooms and a spacious primary suite featuring a large walk-in closet. Additional highlights include a fenced in backyard, irrigation system in the front and back yard and a SimpliSafe security system. With vacant lots located directly behind and to the right of the home enhancing the sense of space and tranquility. Located in Citrus Springs, a growing community known for its natural beauty, and relaxed lifestyle, residents enjoy access to the 47-mile Withlacoochee State Trail, parks, and nearby golf courses. With no HOA and convenient access to Crystal River, Dunnellon, and the Gulf Coast, this location offers the perfect balance of quiet living and everyday convenience. This is a home that has truly been cared for, ready for its next owner to move in and enjoy. Call today for a private showing.

2. 2026-05-08
   status Pending

   Show marketing remark (1516 chars)

   Welcome to this beautifully maintained home in the heart of Citrus Springs, where comfort, space, and privacy come together. Step inside to an inviting main living area featuring vaulted ceilings and luxury vinyl flooring, creating a light, airy feel. A standout feature is the three-panel glass sliding door, seamlessly connecting the living room to the screened-in porch, perfect for enjoying Florida’s indoor-outdoor lifestyle year-round. The kitchen offers both functionality and charm, complete with a cozy breakfast nook framed by bay windows, allowing natural light to pour in, an ideal space to start your day. The split-bedroom layout provides comfort and privacy, with plush carpeting in the bedrooms and a spacious primary suite featuring a large walk-in closet. Additional highlights include a fenced in backyard, irrigation system in the front and back yard and a SimpliSafe security system. With vacant lots located directly behind and to the right of the home enhancing the sense of space and tranquility. Located in Citrus Springs, a growing community known for its natural beauty, and relaxed lifestyle, residents enjoy access to the 47-mile Withlacoochee State Trail, parks, and nearby golf courses. With no HOA and convenient access to Crystal River, Dunnellon, and the Gulf Coast, this location offers the perfect balance of quiet living and everyday convenience. This is a home that has truly been cared for, ready for its next owner to move in and enjoy. Call today for a private showing.

3. 2026-05-04
   listed $240,000 Active 1516-char remark

   Show marketing remark (1516 chars)

   Welcome to this beautifully maintained home in the heart of Citrus Springs, where comfort, space, and privacy come together. Step inside to an inviting main living area featuring vaulted ceilings and luxury vinyl flooring, creating a light, airy feel. A standout feature is the three-panel glass sliding door, seamlessly connecting the living room to the screened-in porch, perfect for enjoying Florida’s indoor-outdoor lifestyle year-round. The kitchen offers both functionality and charm, complete with a cozy breakfast nook framed by bay windows, allowing natural light to pour in, an ideal space to start your day. The split-bedroom layout provides comfort and privacy, with plush carpeting in the bedrooms and a spacious primary suite featuring a large walk-in closet. Additional highlights include a fenced in backyard, irrigation system in the front and back yard and a SimpliSafe security system. With vacant lots located directly behind and to the right of the home enhancing the sense of space and tranquility. Located in Citrus Springs, a growing community known for its natural beauty, and relaxed lifestyle, residents enjoy access to the 47-mile Withlacoochee State Trail, parks, and nearby golf courses. With no HOA and convenient access to Crystal River, Dunnellon, and the Gulf Coast, this location offers the perfect balance of quiet living and everyday convenience. This is a home that has truly been cared for, ready for its next owner to move in and enjoy. Call today for a private showing.

4. 2026-05-04
   listed $240,000 Active

   Show marketing remark (1516 chars)

   Welcome to this beautifully maintained home in the heart of Citrus Springs, where comfort, space, and privacy come together. Step inside to an inviting main living area featuring vaulted ceilings and luxury vinyl flooring, creating a light, airy feel. A standout feature is the three-panel glass sliding door, seamlessly connecting the living room to the screened-in porch, perfect for enjoying Florida’s indoor-outdoor lifestyle year-round. The kitchen offers both functionality and charm, complete with a cozy breakfast nook framed by bay windows, allowing natural light to pour in, an ideal space to start your day. The split-bedroom layout provides comfort and privacy, with plush carpeting in the bedrooms and a spacious primary suite featuring a large walk-in closet. Additional highlights include a fenced in backyard, irrigation system in the front and back yard and a SimpliSafe security system. With vacant lots located directly behind and to the right of the home enhancing the sense of space and tranquility. Located in Citrus Springs, a growing community known for its natural beauty, and relaxed lifestyle, residents enjoy access to the 47-mile Withlacoochee State Trail, parks, and nearby golf courses. With no HOA and convenient access to Crystal River, Dunnellon, and the Gulf Coast, this location offers the perfect balance of quiet living and everyday convenience. This is a home that has truly been cared for, ready for its next owner to move in and enjoy. Call today for a private showing.

5. 2007-05-24
   soldstatus $144,500
6. 2002-03-22
   soldstatus $85,900

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$1,204/yr (+$100/mo · 152.8%)

ⓘ 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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,167
• − Mortgage interest: −$13,444
• − Property taxes: −$788
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$6,982
• Taxable loss: −$3,793
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $1,331/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

+179.4% since first listed

6 events — show timeline

• 2026-05-08 Pending — RACC
• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Listed $240,000 RACC
• 2007-05-24 Sold (Public Records) $144,500 Public Records
• 2002-03-22 Sold (Public Records) $85,900 Public Records

Property tax history

+2.4%/yr

Latest (2025): $788 · +10.0% YoY. Source: county tax records.