20 S Osceola St · Beverly Hills, FL 34465

$143,800

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 39 Days on market

Built 1970 9,148 sqft lot Est $138k · 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 +20.9/30.0
• DSCR +6.7/10.0
• ARV discount +5.5/15.0
• 1% rule +4.4/10.0
• 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

Lovely and spacious Beverly model home with terrazzo floors, Florida room, screened room. Beautifully landscaped backyard. Great condition. Walk to clubhouse and community pool.

Key facts

• Screened lanai
• Conveniently located
• Inside laundry

Tags

• SCREENED LANAI
• INSIDE LAUNDRY
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Zoning: MDR

Exterior

• Parking: Attached carport; Driveway; Concrete parking surfaces; 1 total parking space
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Stucco exterior; Asphalt shingle roof; Block and slab foundation; Built as a single-family residence
• Exterior features: Rectangular lot; Paved road frontage on a city street; Publicly maintained road

Interior

• Kitchen: Microwave; Oven; Range; Range hood; Refrigerator
• Bedrooms: Master downstairs
• Flooring: Terrazzo
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Open floor plan; Master bedroom on the ground floor; Smoke detector(s); Solar energy generation
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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 $135k (6.1% below list).
• Recommended offer: $135k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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); 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 57% FRL track the district average.
• Market conditions: 401 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $994 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 39 days — a 3% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago 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 $77k; list at $144k implies a 86% 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 $134,974 (6.1% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 0.94% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $137,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 S Osceola St	0.00mi	2/1.0	936 (0%)	0mo	$150,000	$160	100
75 Rose Ave	0.10mi	2/1.0	864 (-8%)	2mo	$170,000	$197	81
18 S Harrison St	0.44mi	2/1.0	900 (-4%)	2mo	$120,000	$133	71
8 N Fillmore St	0.39mi	2/1.0	992 (+6%)	1mo	$142,000	$143	71
8 S Columbus St	0.10mi	2/2.0	1,045 (+12%)	2mo	$165,000	$158	70
49 S Lee St	0.30mi	2/1.0	840 (-10%)	1mo	$172,000	$205	68
27 E Lemon St	0.72mi	2/1.0	950 (+2%)	1mo	$94,000	$99	63
3826 N Parkside Village Ter	0.34mi	1/1.0 (-1)	854 (-9%)	2mo	$85,000	$100	63
579 W Cherry Laurel Ct	0.38mi	1/1.0 (-1)	857 (-8%)	2mo	$120,500	$141	61
8 N Monroe St	0.59mi	2/1.0	1,032 (+10%)	1mo	$148,325	$144	55
27 N Davis St	0.37mi	3/1.5 (+1)	1,055 (+13%)	1mo	$155,000	$147	53
4 New North Ct	0.74mi	2/1.0	840 (-10%)	1mo	$145,000	$173	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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-10,554
• Equity at exit: $21,441

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $7,061
• Equity at exit: $12,433

Cash invested: $40,264 (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: 401
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$754
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $201

Break-even live

Break-even rent $1,095

Max offer price $143,800

Occupancy floor 80%

Sensitivity live

Price	-10% $282	-5% $242	+0% $201	+5% $160	+10% $120
Rent	-10% $94	-5% $148	+0% $201	+5% $254	+10% $308
Rate	-1.0pp $273	-0.5pp $238	base $201	+0.5pp $164	+1.0pp $126

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: $35,950
• Closing costs: $4,314
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	22d	1	0.30mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	22d	1	0.50mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	22d	1	0.54mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	22d	1	0.65mi
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	22d	1	0.68mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	22d	1	0.68mi
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	22d	1	0.73mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	22d	1	0.79mi
7 Donna Ct Beverly Hills, FL	1.0	1.0	675	$1,225	$1.81	22d	1	1.02mi

Listing history 5 events

1. 2026-04-16
   listed $143,800 Active
2. 2019-04-30
   soldstatus $77,143
3. 2001-12-06
   soldstatus $39,000 177-char remark

   Show marketing remark (177 chars)

   Lovely and spacious Beverly model home with terrazzo floors, Florida room, screened room. Beautifully landscaped backyard. Great condition. Walk to clubhouse and community pool.

4. 2001-08-03
   listed $41,900 177-char remark

   Show marketing remark (177 chars)

   Lovely and spacious Beverly model home with terrazzo floors, Florida room, screened room. Beautifully landscaped backyard. Great condition. Walk to clubhouse and community pool.

5. 1974-08-01
   soldstatus $22,100

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $1,194 · $99/mo
• Expected delta: +$579/yr (+$48/mo · 94.2%)

ⓘ 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: $16,197
• − Mortgage interest: −$8,055
• − Property taxes: −$614
• − Insurance: −$719
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$4,183
• Taxable income: $34
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $2,405/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

+550.7% since first listed

5 events — show timeline

• 2026-04-16 Listed $143,800 RACC
• 2019-04-30 Sold (Public Records) $77,143 Public Records
• 2001-12-06 Sold (MLS) $39,000 RACC
• 2001-08-03 Listed $41,900 RACC
• 1974-08-01 Sold (Public Records) $22,100 Public Records

Property tax history

+1.4%/yr

Latest (2025): $614 · +10.1% YoY. Source: county tax records.