9101 S Sunset Pt · Floral City, FL 34436

$170,000

3 bd · 1.0 ba · 948 sqft · SingleFamily public records · 101 Days on market

Built 1963 0.25 ac lot

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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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.3/10.0
• 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

Cozy 3-bed, 1-bath home in peaceful Floral City! Built in 1963 with 948 heated sq ft, open floor plan, abundant natural light, durable metal roof, and screened porch. Spacious 0.38-acre lot. Minor cosmetics needed—perfect for personalization. Ideal rural retreat near lakes and trails. NO HOA or CDD. Move-in ready at a great price!

Key facts

• Metal roof
• 0.38-acre lot
• Screened porch

Tags

• METAL ROOF
• SCREENED PORCH
• 0.38-ACRE LOT
• NEAR LAKES AND TRAILS

Property features AI

Finance

• Financial info: No lease restrictions indicated
• HOA & community: No association

Exterior

• Parking: Open parking; Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One story; Faces south; Completed condition
• Construction: Block, concrete and stucco construction; Metal roof; Slab foundation; Lot approximately 0.25 acre (33 x 137)
• Exterior features: Covered, enclosed porch/patio; Fire pit; Paved public road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Split bedroom layout; 6 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $159k (6.7% below list).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.6% in Floral City — 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 (#573 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; 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: Floral City Elementary School (math 47% / reading 52%, grade D, #1,088 of 2,144 statewide, top 53%, 389 students, 71% 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 62% FRL track the district average.
• Market conditions: 145 active listings in the ZIP; 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 $5k 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 101 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $16k (9%) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.93% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-21,206
• Equity at exit: $25,348

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-10,272
• Equity at exit: $14,698

Cash invested: $47,600 (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 34436

• Home prices YoY: -3.1%
• Active inventory: 145
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,586 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$191 /mo · $2,290/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $99

Break-even live

Break-even rent $1,460

Max offer price $170,000

Occupancy floor 89%

Sensitivity live

Price	-10% $196	-5% $148	+0% $99	+5% $51	+10% $3
Rent	-10% $-26	-5% $37	+0% $99	+5% $162	+10% $225
Rate	-1.0pp $185	-0.5pp $143	base $99	+0.5pp $55	+1.0pp $11

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $170,000 Active 101 DOM
2. 2026-06-19
   days on market $170,000 Active 99 DOM
3. 2026-06-18
   days on market $170,000 Active 98 DOM
4. 2026-06-17
   days on market $170,000 Active 97 DOM
5. 2026-06-16
   days on market $170,000 Active 96 DOM
6. 2026-06-15
   days on market $170,000 Active 95 DOM
7. 2026-06-14
   days on market $170,000 Active 93 DOM
8. 2026-06-13
   days on market $170,000 Active 92 DOM
9. 2026-06-09
   days on market $170,000 Active 89 DOM
10. 2026-06-08
    remarks 358-char remark
11. 2026-06-08
    pricedays on market $170,000 Active 88 DOM
12. 2026-06-03
    days on market $184,000 Active 83 DOM
13. 2026-06-02
    days on market $184,000 Active 82 DOM
14. 2026-06-01
    days on market $184,000 Active 81 DOM
15. 2026-05-31
    days on market $184,000 Active 80 DOM
16. 2026-05-30
    days on market $184,000 Active 79 DOM
17. 2026-04-29
    price $184,000 338-char remark

    Show marketing remark (338 chars)

    Cozy 3-bed, 1-bath home in peaceful Floral City! Built in 1963 with 948 heated sq ft, open floor plan, abundant natural light, durable metal roof, and screened porch. Spacious 0.38-acre lot. Minor cosmetics needed—perfect for personalization. Ideal rural retreat near lakes and trails. NO HOA or CDD. Move-in ready at a great price!

18. 2026-04-29
    price $184,000

    Show marketing remark (338 chars)

    Cozy 3-bed, 1-bath home in peaceful Floral City! Built in 1963 with 948 heated sq ft, open floor plan, abundant natural light, durable metal roof, and screened porch. Spacious 0.38-acre lot. Minor cosmetics needed—perfect for personalization. Ideal rural retreat near lakes and trails. NO HOA or CDD. Move-in ready at a great price!

19. 2026-03-12
    listed $185,900 Active 338-char remark

    Show marketing remark (338 chars)

    Cozy 3-bed, 1-bath home in peaceful Floral City! Built in 1963 with 948 heated sq ft, open floor plan, abundant natural light, durable metal roof, and screened porch. Spacious 0.38-acre lot. Minor cosmetics needed—perfect for personalization. Ideal rural retreat near lakes and trails. NO HOA or CDD. Move-in ready at a great price!

20. 2026-03-12
    listed $185,900 Active

    Show marketing remark (338 chars)

    Cozy 3-bed, 1-bath home in peaceful Floral City! Built in 1963 with 948 heated sq ft, open floor plan, abundant natural light, durable metal roof, and screened porch. Spacious 0.38-acre lot. Minor cosmetics needed—perfect for personalization. Ideal rural retreat near lakes and trails. NO HOA or CDD. Move-in ready at a great price!

21. 2026-02-23
    historical
22. 2026-01-19
    price $190,000
23. 2025-12-22
    listed $195,000 Active
24. 2023-03-13
    soldstatus $187,000
25. 2017-07-28
    soldstatus $76,000
26. 2017-07-24
    soldstatus $76,000
27. 2017-02-10
    listed $86,000
28. 2012-12-18
    soldstatus $40,000
29. 2001-04-11
    soldstatus $36,000
30. 1989-09-01
    soldstatus $34,000
31. 1984-07-01
    soldstatus $33,000

ⓘ 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: $2,290 · $191/mo
• Projected year-2 tax: $2,290 · $191/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: $19,026
• − Mortgage interest: −$9,523
• − Property taxes: −$2,290
• − Insurance: −$850
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$4,945
• Taxable loss: −$1,626
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $1,583/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 — Floral City

• Score: 67/100
• State rank: #573
• US rank: #10898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Floral City, FL
• City population: 8,170
• Population (ZIP): 8,170

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% Two or more races 5% Hispanic / Latino 4% Black 4% Native American 2%
• Common ancestry: Lithuanian 4% Italian 4% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 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: ▼ -12.20%
• Current HPI: 374.4353
• 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

+457.6% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $184,000 RACC
• 2026-04-29 Price Changed $184,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listed $185,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listed $185,900 RACC
• 2026-02-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-22 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-13 Sold (Public Records) $187,000 Public Records
• 2017-07-28 Sold (Public Records) $76,000 Public Records
• 2017-07-24 Sold (MLS) $76,000 RACC
• 2017-02-10 Listed $86,000 RACC
• 2012-12-18 Sold (Public Records) $40,000 Public Records
• 2001-04-11 Sold (Public Records) $36,000 Public Records
• 1989-09-01 Sold (Public Records) $34,000 Public Records
• 1984-07-01 Sold (Public Records) $33,000 Public Records

Property tax history

+20.3%/yr

Latest (2025): $2,290 · +5.3% YoY. Source: county tax records.