7025 W Village Dr · Homosassa Springs, FL 34446

$118,000

3 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 7 Days on market

Built 1974 8,800 sqft lot Est $204k · 42% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL! Three bedroom, two bath home on a quiet street. Open kitchen with breakfast counter and adjacent dining area, living room looks out to the front yard. The split bedrooms each have access to the two full baths. This home is small in square footage but the layout is comfortable and flowing. The rear Florida Room has laundry closet and room for relaxing and enjoying the private backyard. , open the windows and let the breeze in during pleasant weather or shut them to control the climate for your comfort. This home needs considerable updating and repairs including roof, hvac as well as appliances and cosmetic improvements. Make this home beautiful your way!

Key facts

• Private backyard
• Living room
• Dining area

Tags

• OPEN KITCHEN
• BREAKFAST COUNTER
• DINING AREA
• LIVING ROOM
• FLORIDA ROOM
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Property listed as a fixer; Zoning: RUR (rural)
• HOA & community: No association

Exterior

• Parking: Covered parking; 1-car carport
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single-family residence; One story; Faces east
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.2 acre lot
• Exterior features: Paved lot; In-county location; Shed(s) on property; Lot dimensions approximately 80 x 110

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Split bedroom layout
• Laundry & utility: Washer hookup; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Cap rate 13.3% vs local median 5.9% in Homosassa Springs — 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 71/100 on livability (#391 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools F, 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.
• Market conditions: 582 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($59k/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 $816 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $118k implies a 162% gain — meaningful room to come down on a strong offer.

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; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.65% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.87%
• DSCR: 2.11
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $203,625
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7205 Village Dr	0.23mi	2/2.0 (-1)	1,144 (+2%)	15mo	$222,000	$194	69
7226 W Sasser St	0.19mi	2/2.0 (-1)	1,040 (-8%)	22mo	$148,000	$142	55
5409 Marsha Ter	0.36mi	2/2.0 (-1)	980 (-13%)	7mo	$195,000	$199	51
5688 S Atlantis Way #3	0.43mi	3/2.0	960 (-15%)	11mo	$170,000	$177	47
6740 W Green Acres St	0.49mi	2/2.0 (-1)	1,216 (+8%)	22mo	$290,000	$238	40
5277 S Manatee Ter	0.37mi	2/1.0 (-1)	1,008 (-10%)	19mo	$182,500	$181	40
6456 W Meadow St	0.68mi	3/1.0	1,000 (-11%)	22mo	$145,000	$145	28

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: 15.3%
• Equity multiple: 1.62×
• Total profit: $20,359
• Equity at exit: $17,594

10-year hold

• IRR: 24.0%
• Equity multiple: 3.08×
• Total profit: $68,828
• Equity at exit: $10,202

Cash invested: $33,040 (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 34446

• Home prices YoY: -10.4%
• Active inventory: 582
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$188 /mo · $2,252/yr
• Insurance: −$49
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $618

Break-even live

Break-even rent $1,167

Max offer price $118,000

Occupancy floor 63%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5323 S Knobhill Ter Homosassa, FL	3.0	2.0	925	$1,400	$1.51	21d	1	0.45mi
5900 S Oakridge Dr Homosassa, FL	2.0	2.0	1050	$1,575	$1.50	21d	1	1.12mi

Listing history 4 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   listed $118,000 Active
3. 1995-09-01
   soldstatus $45,000
4. 1995-03-31
   soldstatus $29,500

ⓘ 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: $2,252 · $188/mo
• Projected year-2 tax: $2,252 · $188/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) · 97% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 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: $23,399
• − Mortgage interest: −$6,610
• − Property taxes: −$2,252
• − Insurance: −$1,388
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$3,433
• Taxable income: $5,974
• Est. tax owed @ 24.0%: −$1,434
• After-tax cash flow: $5,987/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 — Homosassa Springs

• Score: 71/100
• State rank: #391
• US rank: #6877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homosassa Springs, FL
• County: Citrus County · 111,314 people
• Metro: Homosassa Springs, FL
• Population (ZIP): 19,102
• Household income: $58,802
• Rent vs Own: 6.9% rent · 93.1% own
• Severe rent burden: 121.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -32.11%
• Current HPI: 277.2576
• 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

+300.0% since first listed

4 events — show timeline

• 2026-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $118,000 Stellar MLS as Distributed by MLS Grid
• 1995-09-01 Sold (Public Records) $45,000 Public Records
• 1995-03-31 Sold (Public Records) $29,500 Public Records

Property tax history

+18.9%/yr

Latest (2025): $2,252 · +5.7% YoY. Source: county tax records.