519 S Harrison St · Pine Ridge, FL 34465

$120,000

2 bd · 1.0 ba · 908 sqft · SingleFamily public records · 127 Days on market

Built 1982 10,057 sqft lot Est $171k · 30% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a cute home for retirees or just beginning. It is in nice condition and updated in some areas. The Florida room adds extra space for entertaining or office space if needed. There is a nice paved patio off the Florida Room for outdoor eating and barbecuing. The yard is landscaped with beautiful azaleas and lovely trees for shade in the backyard. A nice screened porch is on the front to watch the Sunsets. The lot is high and dry, so no worry about flooding. Just the perfect home to make your own. Come and see today.

Key facts

• Roof
• Hvac
• Water heater

Tags

• ROOF
• HVAC
• ELECTRICAL BREAKER BOX
• WATER HEATER

Property features AI

Finance

• Other: Lot approximately 0.23 acres (80 x 121); Total acreage less than 1/4 acre
• Financial info: Homestead exempt; No lease restrictions indicated
• HOA & community: No homeowners association indicated

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity available; Water service available
• Home design: Single Family Residence; 1 story; One level; Faces west
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built with approximately 1,556 total building area
• Exterior features: Other exterior features; Asphalt road frontage

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.4% in Pine Ridge — 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 (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing 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: 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; 8 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).
• This rent runs 32% 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 $830 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $75k; list at $120k implies a 60% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 1.22% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $170,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 S Jefferson St	0.17mi	2/1.0	912 (+0%)	4mo	$170,000	$186	88
501 S Jefferson St	0.22mi	2/1.5	908 (0%)	9mo	$173,100	$191	80
230 S Jackson St	0.48mi	2/1.0	908 (0%)	2mo	$160,000	$176	76
4 Arizona St	0.43mi	2/1.0	888 (-2%)	0mo	$101,200	$114	76
523 California St	0.33mi	2/1.5	908 (0%)	11mo	$182,000	$200	73
316 S Fillmore St	0.25mi	2/1.0	816 (-10%)	1mo	$117,000	$143	71
524 S Jefferson St	0.20mi	2/1.5	996 (+10%)	3mo	$203,000	$204	70
505 S Jackson St	0.12mi	2/1.0	816 (-10%)	12mo	$195,000	$239	67
7 S J Kellner Blvd	0.40mi	2/2.0	992 (+9%)	1mo	$167,000	$168	61
232 S Fillmore St	0.42mi	2/1.0	816 (-10%)	5mo	$152,000	$186	59
10 Michigan St	0.40mi	2/1.0	816 (-10%)	11mo	$157,000	$192	55
81 Regina Blvd	0.72mi	2/1.0	1,040 (+14%)	12mo	$195,000	$188	32

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,837
• Equity at exit: $17,892

10-year hold

• IRR: 11.1%
• Equity multiple: 1.86×
• Total profit: $29,058
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$629
• Tax from tax record: −$146 /mo · $1,748/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $334

Break-even live

Break-even rent $1,044

Max offer price $120,000

Occupancy floor 72%

Sensitivity live

Price	-10% $402	-5% $368	+0% $334	+5% $300	+10% $266
Rent	-10% $218	-5% $276	+0% $334	+5% $392	+10% $450
Rate	-1.0pp $394	-0.5pp $364	base $334	+0.5pp $303	+1.0pp $271

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Montana St Beverly Hills, FL	2.0	1.0	1088	$1,700	$1.56	22d	1	0.37mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	22d	1	0.80mi
7 Donna Ct Beverly Hills, FL	1.0	1.0	675	$1,225	$1.81	22d	1	0.99mi
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	22d	1	1.11mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	22d	1	1.19mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	22d	1	1.23mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	22d	1	1.35mi
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	22d	1	1.48mi

Listing history 23 events

1. 2026-06-19
   days on market $120,000 Active 127 DOM
2. 2026-06-18
   days on market $120,000 Active 126 DOM
3. 2026-06-17
   days on market $120,000 Active 125 DOM
4. 2026-06-16
   days on market $120,000 Active 124 DOM
5. 2026-06-15
   days on market $120,000 Active 123 DOM
6. 2026-06-14
   days on market $120,000 Active 121 DOM
7. 2026-06-13
   days on market $120,000 Active 120 DOM
8. 2026-06-09
   days on market $120,000 Active 117 DOM
9. 2026-06-08
   days on market $120,000 Active 116 DOM
10. 2026-06-03
    days on market $120,000 Active 111 DOM
11. 2026-06-02
    days on market $120,000 Active 110 DOM
12. 2026-06-01
    days on market $120,000 Active 109 DOM
13. 2026-05-31
    days on market $120,000 Active 108 DOM
14. 2026-05-30
    days on market $120,000 Active 107 DOM
15. 2026-02-12
    listed $120,000 Active
16. 2017-06-27
    soldstatus $75,000 527-char remark

    Show marketing remark (527 chars)

    This is a cute home for retirees or just beginning. It is in nice condition and updated in some areas. The Florida room adds extra space for entertaining or office space if needed. There is a nice paved patio off the Florida Room for outdoor eating and barbecuing. The yard is landscaped with beautiful azaleas and lovely trees for shade in the backyard. A nice screened porch is on the front to watch the Sunsets. The lot is high and dry, so no worry about flooding. Just the perfect home to make your own. Come and see today.

17. 2017-06-27
    soldstatus $75,000

    Show marketing remark (527 chars)

    This is a cute home for retirees or just beginning. It is in nice condition and updated in some areas. The Florida room adds extra space for entertaining or office space if needed. There is a nice paved patio off the Florida Room for outdoor eating and barbecuing. The yard is landscaped with beautiful azaleas and lovely trees for shade in the backyard. A nice screened porch is on the front to watch the Sunsets. The lot is high and dry, so no worry about flooding. Just the perfect home to make your own. Come and see today.

18. 2017-03-27
    listed $71,500 527-char remark

    Show marketing remark (527 chars)

    This is a cute home for retirees or just beginning. It is in nice condition and updated in some areas. The Florida room adds extra space for entertaining or office space if needed. There is a nice paved patio off the Florida Room for outdoor eating and barbecuing. The yard is landscaped with beautiful azaleas and lovely trees for shade in the backyard. A nice screened porch is on the front to watch the Sunsets. The lot is high and dry, so no worry about flooding. Just the perfect home to make your own. Come and see today.

19. 2005-09-14
    soldstatus $107,000
20. 2005-09-02
    soldstatus $107,000 243-char remark

    Show marketing remark (243 chars)

    You will love this home and you will love the price. 2 bedroom 1.5 bath large closets. Family room to patio. Very private backyard. Roof and A/C - Heat less than 5 years. Screened gargae door and screened front porch. Won`t last at this price.

21. 2005-07-23
    listed $105,000 243-char remark

    Show marketing remark (243 chars)

    You will love this home and you will love the price. 2 bedroom 1.5 bath large closets. Family room to patio. Very private backyard. Roof and A/C - Heat less than 5 years. Screened gargae door and screened front porch. Won`t last at this price.

22. 1999-02-08
    soldstatus $46,000
23. 1982-09-01
    soldstatus $41,900

ⓘ 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: $1,748 · $146/mo
• Projected year-2 tax: $1,748 · $146/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 · 25 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: $17,602
• − Mortgage interest: −$6,722
• − Property taxes: −$1,748
• − Insurance: −$600
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$3,491
• Taxable income: $2,225
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $3,472/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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Ridge, FL
• County: Citrus County · 111,314 people
• City population: 18,514
• 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

+186.4% since first listed

9 events — show timeline

• 2026-02-12 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-27 Sold (Public Records) $75,000 Public Records
• 2017-06-27 Sold (MLS) $75,000 RACC
• 2017-03-27 Listed $71,500 RACC
• 2005-09-14 Sold (Public Records) $107,000 Public Records
• 2005-09-02 Sold (MLS) $107,000 RACC
• 2005-07-23 Listed $105,000 RACC
• 1999-02-08 Sold (Public Records) $46,000 Public Records
• 1982-09-01 Sold (Public Records) $41,900 Public Records

Property tax history

+19.4%/yr

Latest (2025): $1,748 · +3.4% YoY. Source: county tax records.