5691 W Hunters Ridge Cir W · Homosassa Springs, FL 34461

$299,900

4 bd · 2.0 ba · 2,032 sqft · SingleFamily public records · 17 Days on market

Built 2000 10,825 sqft lot Est $333k · 10% under $39/mo HOA · 1% of rent

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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 +12.9/30.0
• ARV discount +12.0/15.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BIG & BEAUTIFUL, MOVE-IN READY; BUILT IN 2000 4 BDRM, 3 BATH, 2-CAR GAR, IN GATED COMMUNITY; HIGH CEILING THRU-OUT HOME; LIVING RM, FAMILY RM & FLORIDA/OFFICE ROOM; SPACIOUS KITCHEN & INSIDE LAUNDRY ROOM WITH WASHER & DRYER; FORMAL DINING RM, EAT-IN KITCHEN & BREAKFAST BAR; SPRINKLER SYS & GUTTERS, ROOM FOR A POOL, PRIVATE REAR YARD; CHECK OUT ARBOR & SECRET GARDEN ON SIDE; 3RD BATH AT REAR OF HOUSE IF YOU WISH TO ADD A POOL, NEW A/C IN 2012; WEBSITE = www. heatherridgehoa. info; MOTIVATED SELLERS, MAKE OFFER; OPEN HOUSE 9/10/16 SATURDAY 1-4

Key facts

• In-law suite
• Split floor plan
• Large pantry

Tags

• SPLIT FLOOR PLAN
• IN-LAW SUITE
• PRIVATE HOME OFFICE
• BRAND-NEW LAMINATE FLOORING
• LARGE PANTRY
• ENCLOSED PATIO

Property features AI

Finance

• Financial info: Tax information not included per instructions
• HOA & community: Homeowners association with annual fee of $465 (approximately $38.75/month); HOA covers grounds maintenance

Exterior

• Parking: Attached 2-car garage
• Security: Security gate
• Utilities: Public water; Public sewer; 220V outlet in garage; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single-family residence; Residential property
• Construction: Concrete construction; Shingle roof
• Exterior features: Covered patio

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Dishwasher; Garbage disposal; Refrigerator; Pantry
• Bedrooms: Bedroom count not specified
• Flooring: Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Open floorplan; Pantry; Vaulted ceilings; His and hers closets; Walk-in closets; Double vanity
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-21 ($-252/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (12.9% below list).
• Recommended offer: $261k (12.9% below list) — sets the bar for 1% rule.

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-, 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: Rock Crusher Elementary School (math 70% / reading 56%, grade B, #582 of 2,144 statewide, top 28%, 665 students, 68% 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: 199 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).
• At $2,611/mo this rent would consume 49% of the median local household income ($63k/yr) (locally 41% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 17 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; list at $300k implies a 93% 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,139 (12.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.87% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $333,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5617 W Hunters Ridge Cir	0.14mi	3/2.0 (-1)	2,025 (-0%)	2mo	$287,500	$142	86
5613 W Crossmoor Pl	0.14mi	4/3.0	2,077 (+2%)	10mo	$335,000	$161	77
158 N Skyflower Pt	0.27mi	4/2.0	2,046 (+1%)	10mo	$335,000	$164	77
199 N Crystal Meadow Path	0.45mi	4/3.0	2,039 (+0%)	2mo	$405,000	$199	73
65 N Leafland Pt	0.23mi	3/2.0 (-1)	2,317 (+14%)	2mo	$300,000	$129	59
5420 W Heather Ridge Path	0.30mi	3/2.0 (-1)	2,316 (+14%)	2mo	$270,000	$117	56
6090 W Woodside Cir	0.60mi	3/2.0 (-1)	2,151 (+6%)	2mo	$430,000	$200	56
176 N Crystal Meadow Path	0.42mi	3/3.0 (-1)	1,905 (-6%)	8mo	$415,000	$218	54
489 N Turkey Pine Loop	0.63mi	3/2.0 (-1)	1,839 (-10%)	11mo	$295,000	$160	40
110 S Rock Crusher Rd	0.63mi	3/2.0 (-1)	1,839 (-10%)	12mo	$322,000	$175	40
322 N Turkey Pine Loop	0.59mi	3/2.0 (-1)	1,761 (-13%)	8mo	$255,000	$145	39
5811 W Meadowpark Ln	0.72mi	3/2.0 (-1)	1,805 (-11%)	8mo	$310,000	$172	36

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-49,887
• Equity at exit: $44,716

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-44,973
• Equity at exit: $25,930

Cash invested: $83,972 (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 34461

• Home prices YoY: -10.2%
• Active inventory: 199
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,611 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$347 /mo · $4,168/yr
• Insurance: −$125
• HOA: −$39
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-21

Break-even live

Break-even rent $2,638

Max offer price $296,193

Occupancy floor 96%

Sensitivity live

Price	-10% $149	-5% $64	+0% $-21	+5% $-106	+10% $-191
Rent	-10% $-227	-5% $-124	+0% $-21	+5% $82	+10% $185
Rate	-1.0pp $130	-0.5pp $55	base $-21	+0.5pp $-99	+1.0pp $-178

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1165 N Commerce Ter Lecanto, FL	3.0	2.5	1697	$1,800	$1.06	23d	1	1.17mi
6384 W Flanders Ln Crystal River, FL	3.0	2.0	1800	$2,250	$1.25	23d	1	1.17mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: poolsecurity

Listing history 15 events

1. 2026-06-21
   days on market $299,900 Active 17 DOM
2. 2026-06-19
   days on market $299,900 Active 15 DOM
3. 2026-06-18
   status $299,900 Active 14 DOM
4. 2026-06-18
   status $299,900 Pending 14 DOM
5. 2026-06-17
   days on market $299,900 Active 14 DOM
6. 2026-06-16
   days on market $299,900 Active 13 DOM
7. 2026-06-15
   days on market $299,900 Active 12 DOM
8. 2026-06-14
   days on market $299,900 Active 10 DOM
9. 2026-06-13
   days on market $299,900 Active 9 DOM
10. 2026-06-10
    days on market $299,900 Active 7 DOM
11. 2026-06-09
    pricedays on market $299,900 Active 6 DOM
12. 2026-06-08
    days on market $324,900 Active 5 DOM
13. 2026-06-07
    days on market $324,900 Active 4 DOM
14. 2026-06-03
    remarks 699-char remark
15. 2026-06-03
    listed $324,900 Active 1 DOM

ⓘ 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: $4,168 · $347/mo
• Projected year-2 tax: $4,168 · $347/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 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $31,337
• − Mortgage interest: −$16,799
• − Property taxes: −$4,168
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − HOA: −$468
• − Depreciation: −$8,724
• Taxable loss: −$5,336
• Est. tax savings @ 24.0%: +$1,281
• After-tax cash flow: $1,029/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

• County: Citrus County · 111,314 people
• Metro: Homosassa Springs, FL
• Population (ZIP): 13,377
• Household income: $63,418
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 41.0

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% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -29.48%
• Current HPI: 258.0866
• 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

+91.2% since first listed

7 events — show timeline

• 2026-06-03 Listed $324,900 HCAR
• 2016-09-30 Sold (Public Records) $155,000 Public Records
• 2016-09-30 Sold (MLS) $155,000 RACC
• 2016-05-03 Listed $163,500 RACC
• 2003-01-27 Sold (Public Records) $162,000 Public Records
• 2003-01-20 Sold (MLS) $162,000 RACC
• 2002-07-01 Listed $169,900 RACC

Property tax history

+11.8%/yr

Latest (2025): $4,168 · +4.6% YoY. Source: county tax records.