102 Peony St · Inverness, FL 34452

$194,000

2 bd · 2.0 ba · 1,218 sqft · SingleFamily public records · 186 Days on market

Built 1985 0.54 ac lot Est $228k · 15% under

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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).

• ARV discount +14.2/15.0
• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SHORT SALE>>> This home is being sold as is. No repairs will be done. Lender approval required. Home features leased solar panels—buyer to assume lease (approval required). Welcome to this beautifully updated home located just steps from downtown Inverness and minutes from the hospital and medical district. Inside, you’ll find spacious living areas with luxury vinyl plank flooring throughout, an updated kitchen and bathrooms, and fresh interior and exterior paint. The home is also equipped with newly installed hurricane-resistant windows and doors, added attic insulation, and a 2021 3-ton A/C unit to keep you comfortable year-round. The split floor plan offers two gener

Key facts

• Powered storage shed
• Updated bathrooms
• Updated kitchen

Tags

• HURRICANE RESISTANT WINDOWS
• AIR CONDITIONED LANAI
• POWERED STORAGE SHED
• FULLY FENCED YARD
• UPDATED KITCHEN
• UPDATED BATHROOMS

Property features AI

Finance

• Other: Zoning: LD

Exterior

• Parking: Attached garage (1 car); Driveway; Concrete surfaces; RV access/parking
• Utilities: Public sewer and septic tank
• Home design: Single-family residence; One story
• Construction: Stucco construction; Block foundation; Asphalt shingle roof; Built on one level
• Exterior features: Chain-link fenced yard; Corner, rectangular lot; Paved road access; Outdoor pool; Shed(s)

Interior

• Kitchen: Electric oven; Electric range; Range hood
• Flooring: Laminate counters noted (flooring type not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Eat-in kitchen; Laminate counters; High-speed internet; Blinds and window coverings; Double-pane windows; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $24 ($284/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 $161k (17.1% below list).
• Recommended offer: $161k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Inverness Primary School (math 54% / reading 55%, grade C, #892 of 2,144 statewide, top 44%, 683 students, 65% FRL); Inverness Middle School (math 52% / reading 48%, grade C, #254 of 571 statewide, top 45%, 1,017 students, 60% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 262 active listings in the ZIP; 14 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 186 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,887 (17.1% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $227,766
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Edison St	0.05mi	3/2.0 (+1)	1,296 (+6%)	1mo	$190,000	$147	81
811 S Apopka Ave	0.16mi	2/2.0	1,106 (-9%)	1mo	$185,000	$167	76
810 Windy Ave	0.27mi	3/2.0 (+1)	1,157 (-5%)	2mo	$265,000	$229	73
300 Daffodil St	0.27mi	2/2.0	1,135 (-7%)	6mo	$143,400	$126	72
821 Maple Ave	0.25mi	2/2.0	1,084 (-11%)	4mo	$191,000	$176	67
405 E Circlewood St	0.49mi	2/2.0	1,124 (-8%)	2mo	$215,900	$192	63
729 Desota Ave	0.46mi	2/2.0	1,134 (-7%)	6mo	$255,500	$225	62
111 Clark St	0.14mi	3/2.0 (+1)	1,387 (+14%)	6mo	$199,000	$143	60
507 Pineaire St	0.50mi	2/2.0	1,344 (+10%)	3mo	$190,000	$141	57
410 Tulip Ln	0.64mi	3/2.0 (+1)	1,250 (+3%)	5mo	$234,000	$187	57
105 E Harvard St	0.73mi	2/2.0	1,104 (-9%)	3mo	$215,000	$195	48
222 W Inverness Blvd	0.45mi	3/2.0 (+1)	1,386 (+14%)	4mo	$287,000	$207	47

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-29,964
• Equity at exit: $28,926

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-24,289
• Equity at exit: $16,774

Cash invested: $54,320 (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: 262
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$149 /mo · $1,790/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $24

Break-even live

Break-even rent $1,579

Max offer price $194,000

Occupancy floor 94%

Sensitivity live

Price	-10% $133	-5% $79	+0% $24	+5% $-31	+10% $-86
Rent	-10% $-103	-5% $-40	+0% $24	+5% $87	+10% $151
Rate	-1.0pp $121	-0.5pp $73	base $24	+0.5pp $-27	+1.0pp $-78

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Whitney Ave Inverness, FL	3.0	2.0	1288	$1,660	$1.29	23d	1	0.14mi
400 S Pine Ave Unit 10 Inverness, FL	2.0	1.0	700	$1,200	$1.71	23d	1	0.36mi
315 S Seminole Ave Inverness, FL	3.0	1.0	792	$1,300	$1.64	23d	1	0.43mi
1112 Eden Dr Inverness, FL	3.0	2.0	1334	$1,750	$1.31	23d	1	0.85mi
3367 S Dalton Ter Inverness, FL	3.0	2.0	1357	$1,795	$1.32	23d	1	0.85mi
412 Tompkins St Unit 4 Inverness, FL	2.0	1.0	810	$1,300	$1.60	23d	1	0.89mi
6106 E Calico Ln Inverness, FL	2.0	1.0	1126	$1,500	$1.33	23d	1	0.92mi
908 Columbia Ln Inverness, FL	3.0	2.0	1334	$1,800	$1.35	23d	1	0.93mi
6874 E Culpepper Ct Inverness, FL	2.0	2.0	1233	$1,600	$1.30	23d	1	1.06mi
210 Talmage Ave Inverness, FL	3.0	2.0	1400	$1,600	$1.14	23d	1	1.09mi
417 Wilda Ave Inverness, FL	2.0	1.0	870	$1,300	$1.49	23d	1	1.30mi
732 Sinclair Ter Inverness, FL	3.0	2.0	1347	$1,700	$1.26	23d	1	1.37mi
426 Ella Ave Inverness, FL	2.0	2.0	1304	$2,100	$1.61	23d	1	1.39mi
876 Pritchard Island Rd Inverness, FL	2.0	2.0	1148	$2,200	$1.92	23d	1	1.49mi

Listing history 29 events

1. 2026-06-21
   days on market $194,000 Active 186 DOM
2. 2026-06-19
   days on market $194,000 Active 184 DOM
3. 2026-06-18
   days on market $194,000 Active 183 DOM
4. 2026-06-17
   days on market $194,000 Active 182 DOM
5. 2026-06-16
   days on market $194,000 Active 181 DOM
6. 2026-06-15
   days on market $194,000 Active 180 DOM
7. 2026-06-09
   days on market $194,000 Active 178 DOM
8. 2026-06-08
   days on market $194,000 Active 177 DOM
9. 2026-06-03
   days on market $194,000 Active 172 DOM
10. 2026-06-02
    days on market $194,000 Active 171 DOM
11. 2026-06-01
    days on market $194,000 Active 170 DOM
12. 2026-05-31
    days on market $194,000 Active 169 DOM
13. 2026-05-30
    days on market $194,000 Active 168 DOM
14. 2026-05-06
    price $194,000
15. 2026-04-27
    price $199,000
16. 2026-04-27
    price $199,000
17. 2026-04-15
    price $200,000
18. 2026-04-08
    price $205,000
19. 2026-04-08
    price $205,000
20. 2026-04-03
    status Active
21. 2026-01-08
    historical Active Under Contract
22. 2025-12-22
    price $210,000
23. 2025-12-22
    price $210,000
24. 2025-12-11
    listed $215,000 Active
25. 2023-08-15
    soldstatus $249,900
26. 2019-06-12
    soldstatus $120,000
27. 2008-02-04
    soldstatus $98,900
28. 2004-12-06
    soldstatus $109,000
29. 1999-10-27
    soldstatus $58,000

ⓘ 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: $1,790 · $149/mo
• Projected year-2 tax: $1,790 · $149/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 6/10 Major
• 🌡 Heat 8/10 Severe 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: $19,306
• − Mortgage interest: −$10,867
• − Property taxes: −$1,790
• − Insurance: −$970
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$5,644
• Taxable loss: −$3,053
• Est. tax savings @ 24.0%: +$733
• After-tax cash flow: $1,016/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

+234.5% since first listed

16 events — show timeline

• 2026-05-06 Price Changed $194,000 RACC
• 2026-04-27 Price Changed $199,000 RACC
• 2026-04-27 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $205,000 RACC
• 2026-04-08 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Relisted — RACC
• 2026-01-08 Contingent — RACC
• 2025-12-22 Price Changed $210,000 RACC
• 2025-12-22 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-11 Listed $215,000 RACC
• 2023-08-15 Sold (Public Records) $249,900 Public Records
• 2019-06-12 Sold (Public Records) $120,000 Public Records
• 2008-02-04 Sold (Public Records) $98,900 Public Records
• 2004-12-06 Sold (Public Records) $109,000 Public Records
• 1999-10-27 Sold (Public Records) $58,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,790 · +3.8% YoY. Source: county tax records.