10 S Jackson St · Beverly Hills, FL 34465

$125,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 43 Days on market

Built 1967 9,000 sqft lot Est $140k · 11% 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 +24.9/30.0
• ARV discount +12.3/15.0
• DSCR +8.1/10.0
• 1% rule +6.1/10.0
• 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 MLS

One or more photo(s) has been virtually staged. A welcoming covered entry with a solid front door introduces a 2-bedroom, 1-bath home with a 1-car garage, set on a 0.20-acre lot where a simple, comfortable layout and natural light create for everyday living. As you step inside, the living room opens up with a spacious feel, finished with linoleum flooring that continues throughout the home and a front-facing window that brings in soft daylight and views of the yard. Moving further in, the dining area connects seamlessly to the main living space and features the same flooring along with double sliding glass doors that lead into the sunroom, creating a natural extension of the home for both daily use and relaxed gatherings. Just beside it, the kitchen offers a functional setup with ample cabinetry, a dual sink positioned beneath a window, and a layout that keeps everything within reach while remaining connected to the dining area. The primary bedroom provides a comfortable retreat with linoleum flooring, multiple windows, and a built-in closet, while the second bedroom mirrors the same flooring and offers views of the backyard, making it ideal for guests or additional living needs. The centrally located bathroom features a tub-shower combination, single vanity, tiled wall detail, and a window above the tub that allows in natural light. At the rear of the home, the sunroom becomes a bright and inviting space with tile flooring and multiple windows that frame views of the backyard, along with a door that leads directly outside to an above-ground pool, creating a perfect setting for enjoying warm days and quiet evenings. Located in Beverly Hills, this home is close to Rainbow Springs State Park, where crystal-clear spring waters offer swimming, kayaking, and scenic walking trails; Withlacoochee State Trail, a paved multi-use path ideal for biking, jogging, and enjoying Florida's natural landscapes; and Crystal River, known for its waterfront views and opportunities for boating and fishing, creating a lifestyle that blends comfort, outdoor recreation, and everyday convenience.

Key facts

• Ample cabinetry
• Sunroom
• Linoleum flooring

Tags

• COVERED ENTRY
• LINOLEUM FLOORING
• DOUBLE SLIDING GLASS DOORS
• SUNROOM
• AMPLE CABINETRY
• BUILT-IN CLOSET

Property features AI

Finance

• Other: Property zoned MDR; Property listed as fixer; Furnished status negotiable
• HOA & community: No association; Pets allowed

Exterior

• Parking: Ground-level off-street parking; Attached garage (1 car)
• Utilities: Public water; Septic tank; Broadband/High-speed internet available; Cable available; Electricity available; Phone available
• Home design: Single family residence; Residential property; Fixer condition; Accessible approach with ramp; One story; Faces southeast
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built on a 0 to less than 1/4 acre lot
• Exterior features: Covered front and rear porches; Screened porch; Awnings; Chain link fencing; Cleared, paved lot; Trees and landscaping; Above-ground private pool

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Linoleum; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Ductless heating option; Central air conditioning; Wall/window unit(s)
• Interior features: Open floorplan with living room/dining room combo; Drapes on windows
• Laundry & utility: Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 396 active listings in the ZIP; 9 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 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 $864 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 43 days — a 3% lower offer ($121k) 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 $28k; list at $125k implies a 339% 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.11% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $139,968
• 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	0.08mi	2/1.0	900 (+4%)	2mo	$120,000	$133	88
16 N Jackson St	0.19mi	2/1.0	912 (+6%)	3mo	$84,000	$92	79
4 New North Ct	0.41mi	2/1.0	840 (-3%)	1mo	$145,000	$173	75
49 S Lee St	0.42mi	2/1.0	840 (-3%)	1mo	$172,000	$205	75
75 Rose Ave	0.58mi	2/1.0	864 (0%)	2mo	$170,000	$197	72
5 N Lincoln Ave	0.28mi	2/1.0	936 (+8%)	4mo	$160,000	$171	70
53 S Jefferson St	0.33mi	2/1.0	936 (+8%)	3mo	$152,000	$162	68
27 E Lemon St	0.34mi	2/1.0	950 (+10%)	1mo	$94,000	$99	67
8 N Fillmore St	0.21mi	2/1.0	992 (+15%)	1mo	$142,000	$143	65
22 Roosevelt Blvd	0.47mi	2/1.0	936 (+8%)	4mo	$166,900	$178	61
3826 N Parkside Village Ter	0.71mi	1/1.0 (-1)	854 (-1%)	2mo	$85,000	$100	59
579 W Cherry Laurel Ct	0.73mi	1/1.0 (-1)	857 (-1%)	2mo	$120,500	$141	58

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,158
• Equity at exit: $18,638

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $19,269
• Equity at exit: $10,808

Cash invested: $35,000 (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: 396
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$656
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $268

Break-even live

Break-even rent $1,052

Max offer price $125,000

Occupancy floor 76%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	21d	1	0.18mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	21d	1	0.22mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	21d	1	0.22mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	21d	1	0.25mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	21d	1	0.29mi
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	21d	1	0.40mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	21d	1	0.44mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	21d	1	0.65mi
7 Donna Ct Beverly Hills, FL	1.0	1.0	675	$1,225	$1.81	21d	1	0.70mi

Listing history 19 events

1. 2026-06-19
   days on market $125,000 Active 43 DOM
2. 2026-06-18
   days on market $125,000 Active 42 DOM
3. 2026-06-17
   days on market $125,000 Active 41 DOM
4. 2026-06-16
   days on market $125,000 Active 40 DOM
5. 2026-06-15
   days on market $125,000 Active 39 DOM
6. 2026-06-14
   days on market $125,000 Active 37 DOM
7. 2026-06-13
   days on market $125,000 Active 36 DOM
8. 2026-06-09
   days on market $125,000 Active 33 DOM
9. 2026-06-08
   days on market $125,000 Active 32 DOM
10. 2026-06-07
    days on market $125,000 Active 31 DOM
11. 2026-06-03
    days on market $125,000 Active 27 DOM
12. 2026-06-02
    days on market $125,000 Active 26 DOM
13. 2026-06-01
    days on market $125,000 Active 25 DOM
14. 2026-05-31
    days on market $125,000 Active 24 DOM
15. 2026-05-30
    days on market $125,000 Active 23 DOM
16. 2026-05-07
    listed $125,000 Active

    Show marketing remark (2113 chars)

    One or more photo(s) has been virtually staged. A welcoming covered entry with a solid front door introduces a 2-bedroom, 1-bath home with a 1-car garage, set on a 0.20-acre lot where a simple, comfortable layout and natural light create for everyday living. As you step inside, the living room opens up with a spacious feel, finished with linoleum flooring that continues throughout the home and a front-facing window that brings in soft daylight and views of the yard. Moving further in, the dining area connects seamlessly to the main living space and features the same flooring along with double sliding glass doors that lead into the sunroom, creating a natural extension of the home for both daily use and relaxed gatherings. Just beside it, the kitchen offers a functional setup with ample cabinetry, a dual sink positioned beneath a window, and a layout that keeps everything within reach while remaining connected to the dining area. The primary bedroom provides a comfortable retreat with linoleum flooring, multiple windows, and a built-in closet, while the second bedroom mirrors the same flooring and offers views of the backyard, making it ideal for guests or additional living needs. The centrally located bathroom features a tub-shower combination, single vanity, tiled wall detail, and a window above the tub that allows in natural light. At the rear of the home, the sunroom becomes a bright and inviting space with tile flooring and multiple windows that frame views of the backyard, along with a door that leads directly outside to an above-ground pool, creating a perfect setting for enjoying warm days and quiet evenings. Located in Beverly Hills, this home is close to Rainbow Springs State Park, where crystal-clear spring waters offer swimming, kayaking, and scenic walking trails; Withlacoochee State Trail, a paved multi-use path ideal for biking, jogging, and enjoying Florida’s natural landscapes; and Crystal River, known for its waterfront views and opportunities for boating and fishing, creating a lifestyle that blends comfort, outdoor recreation, and everyday convenience.

17. 2026-05-07
    listed $125,000 Active 2107-char remark

    Show marketing remark (2113 chars)

    One or more photo(s) has been virtually staged. A welcoming covered entry with a solid front door introduces a 2-bedroom, 1-bath home with a 1-car garage, set on a 0.20-acre lot where a simple, comfortable layout and natural light create for everyday living. As you step inside, the living room opens up with a spacious feel, finished with linoleum flooring that continues throughout the home and a front-facing window that brings in soft daylight and views of the yard. Moving further in, the dining area connects seamlessly to the main living space and features the same flooring along with double sliding glass doors that lead into the sunroom, creating a natural extension of the home for both daily use and relaxed gatherings. Just beside it, the kitchen offers a functional setup with ample cabinetry, a dual sink positioned beneath a window, and a layout that keeps everything within reach while remaining connected to the dining area. The primary bedroom provides a comfortable retreat with linoleum flooring, multiple windows, and a built-in closet, while the second bedroom mirrors the same flooring and offers views of the backyard, making it ideal for guests or additional living needs. The centrally located bathroom features a tub-shower combination, single vanity, tiled wall detail, and a window above the tub that allows in natural light. At the rear of the home, the sunroom becomes a bright and inviting space with tile flooring and multiple windows that frame views of the backyard, along with a door that leads directly outside to an above-ground pool, creating a perfect setting for enjoying warm days and quiet evenings. Located in Beverly Hills, this home is close to Rainbow Springs State Park, where crystal-clear spring waters offer swimming, kayaking, and scenic walking trails; Withlacoochee State Trail, a paved multi-use path ideal for biking, jogging, and enjoying Florida’s natural landscapes; and Crystal River, known for its waterfront views and opportunities for boating and fishing, creating a lifestyle that blends comfort, outdoor recreation, and everyday convenience.

18. 2026-05-07
    listed $125,000 Active 2113-char remark

    Show marketing remark (2113 chars)

    One or more photo(s) has been virtually staged. A welcoming covered entry with a solid front door introduces a 2-bedroom, 1-bath home with a 1-car garage, set on a 0.20-acre lot where a simple, comfortable layout and natural light create for everyday living. As you step inside, the living room opens up with a spacious feel, finished with linoleum flooring that continues throughout the home and a front-facing window that brings in soft daylight and views of the yard. Moving further in, the dining area connects seamlessly to the main living space and features the same flooring along with double sliding glass doors that lead into the sunroom, creating a natural extension of the home for both daily use and relaxed gatherings. Just beside it, the kitchen offers a functional setup with ample cabinetry, a dual sink positioned beneath a window, and a layout that keeps everything within reach while remaining connected to the dining area. The primary bedroom provides a comfortable retreat with linoleum flooring, multiple windows, and a built-in closet, while the second bedroom mirrors the same flooring and offers views of the backyard, making it ideal for guests or additional living needs. The centrally located bathroom features a tub-shower combination, single vanity, tiled wall detail, and a window above the tub that allows in natural light. At the rear of the home, the sunroom becomes a bright and inviting space with tile flooring and multiple windows that frame views of the backyard, along with a door that leads directly outside to an above-ground pool, creating a perfect setting for enjoying warm days and quiet evenings. Located in Beverly Hills, this home is close to Rainbow Springs State Park, where crystal-clear spring waters offer swimming, kayaking, and scenic walking trails; Withlacoochee State Trail, a paved multi-use path ideal for biking, jogging, and enjoying Florida’s natural landscapes; and Crystal River, known for its waterfront views and opportunities for boating and fishing, creating a lifestyle that blends comfort, outdoor recreation, and everyday convenience.

19. 1994-11-28
    soldstatus $28,500

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $1,486 · $124/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 ≥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: $16,707
• − Mortgage interest: −$7,002
• − Property taxes: −$1,486
• − Insurance: −$625
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,636
• Taxable income: $1,284
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $2,913/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

+338.6% since first listed

4 events — show timeline

• 2026-05-07 Listed $125,000 RACC
• 2026-05-07 Listed $125,000 HCAR
• 2026-05-07 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 1994-11-28 Sold (Public Records) $28,500 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,486 · +7.6% YoY. Source: county tax records.