306 Cabot St · Inverness, FL 34452

$169,500

3 bd · 2.5 ba · 1,333 sqft · SingleFamily public records · 65 Days on market

Built 1987 9,907 sqft lot Est $227k · 25% 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 +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• 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

Tenant purchased property

Key facts

• Open floor plan
• Abundance of light
• 9,907 sq ft lot

Tags

• OPEN FLOOR PLAN
• SPACIOUS GOURMET KITCHEN
• ABUNDANCE OF LIGHT

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; Residential property; One story; Faces south; Homesteaded
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of a structure with 1 story
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry in garage

🏷️ Possibly a rental listed for sale. The $169,500 price doesn't fit this home's estimated sale value (~$226,610) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.9% in Inverness — 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 (#564 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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.
• Market conditions: 260 active listings in the ZIP; 15 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 65 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,330 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.10% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $226,610
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Blanche St	0.28mi	3/2.0	1,344 (+1%)	8mo	$236,500	$176	77
102 Edison St	0.34mi	3/2.0	1,296 (-3%)	1mo	$190,000	$147	77
111 Clark St	0.40mi	3/2.0	1,387 (+4%)	6mo	$199,000	$143	68
409 S Apopka Ave	0.17mi	2/2.0 (-1)	1,458 (+9%)	6mo	$218,000	$150	64
507 Pineaire St	0.62mi	2/2.0 (-1)	1,344 (+1%)	3mo	$190,000	$141	60
1006 Leroy Bellamy Rd	0.58mi	2/2.0 (-1)	1,316 (-1%)	6mo	$181,500	$138	58
719 S Apopka Ave	0.38mi	3/2.0	1,176 (-12%)	9mo	$199,900	$170	53
800 Southerly Ave	0.61mi	2/2.0 (-1)	1,409 (+6%)	8mo	$255,000	$181	48
810 Windy Ave	0.59mi	3/2.0	1,157 (-13%)	1mo	$265,000	$229	47
729 Desota Ave	0.45mi	2/2.0 (-1)	1,134 (-15%)	6mo	$255,500	$225	43
300 Daffodil St	0.59mi	2/2.0 (-1)	1,135 (-15%)	6mo	$143,400	$126	36
101 E Inverness Blvd	0.73mi	2/2.0 (-1)	1,138 (-15%)	7mo	$205,000	$180	29

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-11,717
• Equity at exit: $25,273

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $10,254
• Equity at exit: $14,655

Cash invested: $47,460 (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 34452

• Home prices YoY: -25.2%
• Active inventory: 260
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$889
• Tax from tax record: −$204 /mo · $2,447/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $246

Break-even live

Break-even rent $1,557

Max offer price $169,500

Occupancy floor 82%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 W Circlewood St Inverness, FL	3.0	2.0	1621	$1,850	$1.14	20d	1	0.07mi
608 Whitney Ave Inverness, FL	3.0	2.0	1288	$1,660	$1.29	20d	1	0.20mi
1112 Eden Dr Inverness, FL	3.0	2.0	1334	$1,750	$1.31	20d	1	0.76mi
210 Talmage Ave Inverness, FL	3.0	2.0	1400	$1,600	$1.14	20d	1	1.00mi
419 N Apopka Ave Inverness, FL	2.0	2.0	1503	$3,500	$2.33	20d	1	1.02mi
908 Columbia Ln Inverness, FL	3.0	2.0	1334	$1,800	$1.35	20d	1	1.04mi
3367 S Dalton Ter Inverness, FL	3.0	2.0	1357	$1,795	$1.32	20d	1	1.10mi
876 Pritchard Island Rd Inverness, FL	2.0	2.0	1148	$2,200	$1.92	20d	1	1.16mi
908 Pritchard Island Rd Inverness, FL	2.0	2.0	1148	$2,200	$1.92	20d	1	1.19mi
6106 E Calico Ln Inverness, FL	2.0	1.0	1126	$1,500	$1.33	20d	1	1.23mi
6874 E Culpepper Ct Inverness, FL	2.0	2.0	1233	$1,600	$1.30	20d	1	1.23mi
732 Sinclair Ter Inverness, FL	3.0	2.0	1347	$1,700	$1.26	20d	1	1.24mi
426 Ella Ave Inverness, FL	2.0	2.0	1304	$2,100	$1.61	20d	1	1.26mi
3521 S Belgrave Dr Inverness, FL	2.0	2.0	1554	$2,250	$1.45	20d	1	1.32mi
1017 Carnegie Dr Inverness, FL	3.0	2.0	1334	$1,800	$1.35	20d	1	1.46mi

Listing history 15 events

1. 2026-05-19
   status Pending
2. 2026-05-08
   price $169,500
3. 2026-03-15
   listed $180,500 Active
4. 2023-10-31
   listed $220,000 25-char remark

   Show marketing remark (25 chars)

   Tenant purchased property

5. 2023-10-31
   historical 25-char remark

   Show marketing remark (25 chars)

   Tenant purchased property

6. 2023-10-31
   soldstatus $217,000 Closed 25-char remark

   Show marketing remark (25 chars)

   Tenant purchased property

7. 2023-10-31
   soldstatus $217,000

   Show marketing remark (25 chars)

   Tenant purchased property

8. 2017-11-02
   soldstatus $125,500
9. 2017-10-30
   soldstatus $125,500 386-char remark

   Show marketing remark (386 chars)

   LOCATION, LOCATION, LOCATION! Great 3/2/2/ home within walking distance to downtown Inverness & Citrus Memorial Hospital. Freshly painted, brand new Hi-e A/C, fenced yard for the kids and pets! Terrific family friendly neighborhood. Big eat-in kitchen with tiled counter tops and back splash, covered patio, washer, dryer, big 2 car garage plumbed for a 3rd bathroom. Call today!

10. 2017-10-12
    listed $129,900 386-char remark

    Show marketing remark (386 chars)

    LOCATION, LOCATION, LOCATION! Great 3/2/2/ home within walking distance to downtown Inverness & Citrus Memorial Hospital. Freshly painted, brand new Hi-e A/C, fenced yard for the kids and pets! Terrific family friendly neighborhood. Big eat-in kitchen with tiled counter tops and back splash, covered patio, washer, dryer, big 2 car garage plumbed for a 3rd bathroom. Call today!

11. 2014-11-25
    soldstatus $82,500
12. 2014-11-25
    soldstatus $82,500
13. 2014-11-19
    listed $89,900
14. 1998-11-03
    soldstatus $64,000
15. 1995-08-01
    soldstatus $57,900

ⓘ 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: $2,447 · $204/mo
• Projected year-2 tax: $2,447 · $204/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $22,423
• − Mortgage interest: −$9,495
• − Property taxes: −$2,447
• − Insurance: −$1,645
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$4,931
• Taxable income: $317
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $2,879/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 — Inverness

• Score: 67/100
• State rank: #564
• US rank: #10791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inverness, FL
• City population: 10,621
• Population (ZIP): 13,729

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% Hispanic / Latino 9% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica, Dominican Republic
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -105.43%
• Current HPI: 312.8871
• 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

+192.7% since first listed

15 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $169,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-15 Listed $180,500 Stellar MLS as Distributed by MLS Grid
• 2023-10-31 Sold (Public Records) $217,000 Public Records
• 2023-10-31 Sold (MLS) $217,000 RACC
• 2023-10-31 Delisted — RACC
• 2023-10-31 Listed $220,000 RACC
• 2017-11-02 Sold (Public Records) $125,500 Public Records
• 2017-10-30 Sold (MLS) $125,500 RACC
• 2017-10-12 Listed $129,900 RACC
• 2014-11-25 Sold (Public Records) $82,500 Public Records
• 2014-11-25 Sold (MLS) $82,500 RACC
• 2014-11-19 Listed $89,900 RACC
• 1998-11-03 Sold (Public Records) $64,000 Public Records
• 1995-08-01 Sold (Public Records) $57,900 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,447 · -5.1% YoY. Source: county tax records.