1113 SE 2nd St · Crystal River, FL 34429

$189,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 201 Days on market

Built 1974 8,433 sqft lot Est $220k · 14% under

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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 +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom, 2 bath home that features a oversized living room, family area just off the kitchen, enclosed porch in the back, and inside laundry.

Key facts

• Expanded kitchen
• Breakfast bar
• Remodeled bathrooms

Tags

• LUXURY VINYL FLOORING
• EXPANDED KITCHEN
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• REMODELED BATHROOMS
• TANKLESS WATER HEATER

Property features AI

Finance

• Other: Irrigation metered; Level, rectangular lot (approximately 0.19 acres); Zoned R1; Subdivision: Charpias Add to Crystal River

Exterior

• Parking: 2 parking spaces; Attached carport; Driveway; Paved parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Brick and stucco construction; Asphalt shingle roof; Block, brick/mortar, and slab foundation; Built recently (year built not provided)
• Exterior features: Fenced yard; Outdoor pool; Paved road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Freezer; Microwave; Refrigerator
• Bedrooms: 3 total rooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central electric cooling
• Interior features: Open floorplan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.1% in Crystal River — 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 66/100 on livability (#603 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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: Crystal River Primary School (math 45% / reading 55%, grade D+, #1,070 of 2,144 statewide, top 51%, 654 students, 70% FRL); Crystal River Middle School (math 49% / reading 47%, grade C-, #286 of 571 statewide, top 50%, 900 students, 64% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 325 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).

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 201 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $61k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $157k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.50% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.32%
• DSCR: 1.86
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $219,696
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 SE 3rd St	0.05mi	3/2.0	1,596 (+0%)	1mo	$220,000	$138	96
1225 NE 2nd St	0.25mi	3/2.0	1,500 (-6%)	0mo	$288,000	$192	78
1134 SE 2nd St	0.04mi	3/2.0	1,794 (+13%)	9mo	$160,000	$89	70
1124 SE 2nd St	0.03mi	2/1.0 (-1)	1,424 (-11%)	22mo	$197,000	$138	53
115 NE 9th Ave	0.33mi	3/2.0	1,456 (-8%)	22mo	$160,000	$110	52
745 NE 5th Ter	0.62mi	4/2.0 (+1)	1,680 (+6%)	16mo	$130,000	$77	43

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,187
• Equity at exit: $28,181

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $33,530
• Equity at exit: $16,341

Cash invested: $52,920 (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 34429

• Home prices YoY: -17.8%
• Active inventory: 325
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,827 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$311 /mo · $3,736/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $425

Break-even live

Break-even rent $2,288

Max offer price $189,000

Occupancy floor 80%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 SE 5th Ave Crystal River, FL	3.0	2.5	2114	$3,500	$1.66	21d	1	0.90mi
1328 NE 5th Ave Crystal River, FL	3.0	2.0	1946	$2,000	$1.03	21d	1	1.20mi

Listing history 32 events

1. 2026-06-15
   status $189,000 Pending 201 DOM
2. 2026-06-15
   days on market $189,000 Active 201 DOM
3. 2026-06-14
   days on market $189,000 Active 199 DOM
4. 2026-06-13
   days on market $189,000 Active 198 DOM
5. 2026-06-09
   days on market $189,000 Active 195 DOM
6. 2026-06-08
   days on market $189,000 Active 194 DOM
7. 2026-06-03
   days on market $189,000 Active 189 DOM
8. 2026-06-02
   days on market $189,000 Active 188 DOM
9. 2026-06-01
   days on market $189,000 Active 187 DOM
10. 2026-05-31
    days on market $189,000 Active 186 DOM
11. 2026-05-30
    days on market $189,000 Active 185 DOM
12. 2026-05-19
    price $189,000
13. 2026-04-07
    price $199,000
14. 2026-01-27
    price $219,900
15. 2026-01-07
    status Active
16. 2025-11-04
    historical
17. 2025-09-23
    listed $249,900 Active
18. 2022-11-30
    historical
19. 2022-11-14
    price $279,000
20. 2022-10-27
    price $289,800
21. 2022-10-19
    listed $299,800 Active
22. 2022-03-09
    soldstatus $157,100 Closed 152-char remark

    Show marketing remark (152 chars)

    Spacious 3 bedroom, 2 bath home that features a oversized living room, family area just off the kitchen, enclosed porch in the back, and inside laundry.

23. 2022-01-20
    status Pending 152-char remark

    Show marketing remark (152 chars)

    Spacious 3 bedroom, 2 bath home that features a oversized living room, family area just off the kitchen, enclosed porch in the back, and inside laundry.

24. 2022-01-10
    listed $135,000 Active 152-char remark

    Show marketing remark (152 chars)

    Spacious 3 bedroom, 2 bath home that features a oversized living room, family area just off the kitchen, enclosed porch in the back, and inside laundry.

25. 2018-02-22
    soldstatus $114,900
26. 2018-02-13
    soldstatus $114,900
27. 2017-08-29
    listed $114,900
28. 2005-03-16
    soldstatus $115,000
29. 2005-03-11
    soldstatus $115,000
30. 2004-11-03
    listed $119,900
31. 2004-09-16
    soldstatus $75,500
32. 1995-04-21
    soldstatus $45,000

ⓘ 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: $3,736 · $311/mo
• Projected year-2 tax: $3,736 · $311/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $33,920
• − Mortgage interest: −$10,587
• − Property taxes: −$3,736
• − Insurance: −$6,064
• − Repairs & maintenance: −$2,714
• − Management: −$2,714
• − Depreciation: −$5,498
• Taxable income: $2,608
• Est. tax owed @ 24.0%: −$626
• After-tax cash flow: $4,478/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 — Crystal River

• Score: 66/100
• State rank: #603
• US rank: #11564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal River, FL
• City population: 10,163
• Population (ZIP): 9,494

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 (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 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: ▼ -58.92%
• Current HPI: 271.3171
• 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

+320.0% since first listed

21 events — show timeline

• 2026-05-19 Price Changed $189,000 RACC
• 2026-04-07 Price Changed $199,000 RACC
• 2026-01-27 Price Changed $219,900 RACC
• 2026-01-07 Relisted — RACC
• 2025-11-04 Delisted — RACC
• 2025-09-23 Listed $249,900 RACC
• 2022-11-30 Rental Removed — STELLARMLS
• 2022-11-14 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-27 Price Changed $289,800 Stellar MLS as Distributed by MLS Grid
• 2022-10-19 Listed $299,800 Stellar MLS as Distributed by MLS Grid
• 2022-03-09 Sold (MLS) $157,100 Stellar MLS as Distributed by MLS Grid
• 2022-01-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-10 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-22 Sold (Public Records) $114,900 Public Records
• 2018-02-13 Sold (MLS) $114,900 RACC
• 2017-08-29 Listed $114,900 RACC
• 2005-03-16 Sold (Public Records) $115,000 Public Records
• 2005-03-11 Sold (MLS) $115,000 RACC
• 2004-11-03 Listed $119,900 RACC
• 2004-09-16 Sold (Public Records) $75,500 Public Records
• 1995-04-21 Sold (Public Records) $45,000 Public Records

Property tax history

+46.0%/yr

Latest (2025): $3,736 · -3.1% YoY. Source: county tax records.