8593 N Fauci Pt · Pine Ridge, FL 34428

$249,000

3 bd · 2.0 ba · 1,128 sqft · Land · 72 Days on market

Built 2025 10,162 sqft 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 +11.1/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Starter or Downsizer Home in Derosa Village * * Discover this beautifully built 2025 home featuring 3 bedrooms, 2 bathrooms, and a 2-car garage. Nestled on a peaceful dead-end street, this property boasts LVP flooring, granite countertops, tiled shower walls and elegant fixtures. Enjoy peace of mind in a no-flood zone, with convenient access to Gulf boat ramps just 15 minutes away. Located 45 minutes from Ocala and an hour from Gainesville, this home is perfect for both first-time buyers and those looking to downsize. Don’t miss out!

Key facts

• Gulf boat ramps
• No-flood zone
• Tiled shower walls

Tags

• LVP FLOORING
• GRANITE COUNTERTOPS
• TILED SHOWER WALLS
• NO-FLOOD ZONE
• GULF BOAT RAMPS

Property features AI

Finance

• Other: Property zoned RUR
• HOA & community: No association

Exterior

• Parking: Driveway; Attached garage with garage door opener; 2-car garage
• Utilities: Well water; Septic tank; Cable connected; Electricity connected
• Home design: Single family residence; One story; New construction; Faces east
• Construction: Block, concrete, and stucco construction; Shingle roof; Slab foundation; Built by Swift Construction; Completed condition; Lot approximately 0.23 acres (95 x 105)
• Exterior features: Front porch; Asphalt road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Water filtration system; Stone counters; Solid wood cabinets
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Open floor plan; Solid wood cabinets; Stone counters; Walk-in closets; Blinds; Double-pane windows; Smoke detectors
• Laundry & utility: Inside laundry room; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $249k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (17.5% below list).
• Recommended offer: $205k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Crystal River Primary School (math 45% / reading 55%, grade D+, #1,070 of 2,144 statewide, top 51%, 654 students, 70% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 320 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $2,054/mo this rent would consume 49% of the median local household income ($51k/yr) (locally 264% 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 $7k 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 72 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $10k; list at $249k implies a 2390% 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; moderate 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 $205,396 (17.5% 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. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.82% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 10.1

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-46,569
• Equity at exit: $37,127

10-year hold

• IRR: -11.6%
• Equity multiple: 0.30×
• Total profit: $-48,476
• Equity at exit: $21,529

Cash invested: $69,720 (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 34428

• Home prices YoY: -15.3%
• Active inventory: 320
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,054 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-98

Break-even live

Break-even rent $2,178

Max offer price $234,797

Occupancy floor 100%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $249,000 Active 72 DOM
2. 2026-06-18
   days on market $249,000 Active 71 DOM
3. 2026-06-17
   days on market $249,000 Active 70 DOM
4. 2026-06-16
   days on market $249,000 Active 69 DOM
5. 2026-06-15
   days on market $249,000 Active 68 DOM
6. 2026-06-14
   days on market $249,000 Active 66 DOM
7. 2026-06-13
   days on market $249,000 Active 65 DOM
8. 2026-06-09
   days on market $249,000 Active 62 DOM
9. 2026-06-08
   days on market $249,000 Active 61 DOM
10. 2026-06-07
    days on market $249,000 Active 60 DOM
11. 2026-06-03
    days on market $249,000 Active 56 DOM
12. 2026-06-02
    days on market $249,000 Active 55 DOM
13. 2026-06-01
    days on market $249,000 Active 54 DOM
14. 2026-05-31
    days on market $249,000 Active 53 DOM
15. 2026-05-30
    days on market $249,000 Active 52 DOM
16. 2026-05-18
    price $249,000
17. 2026-05-11
    price $249,000 557-char remark

    Show marketing remark (557 chars)

    Charming Starter or Downsizer Home in Derosa Village * * Discover this beautifully built 2025 home featuring 3 bedrooms, 2 bathrooms, and a 2-car garage. Nestled on a peaceful dead-end street, this property boasts LVP flooring, granite countertops, tiled shower walls and elegant fixtures. Enjoy peace of mind in a no-flood zone, with convenient access to Gulf boat ramps just 15 minutes away. Located 45 minutes from Ocala and an hour from Gainesville, this home is perfect for both first-time buyers and those looking to downsize. Don’t miss out!

18. 2026-04-22
    price $254,000 557-char remark

    Show marketing remark (557 chars)

    Charming Starter or Downsizer Home in Derosa Village * * Discover this beautifully built 2025 home featuring 3 bedrooms, 2 bathrooms, and a 2-car garage. Nestled on a peaceful dead-end street, this property boasts LVP flooring, granite countertops, tiled shower walls and elegant fixtures. Enjoy peace of mind in a no-flood zone, with convenient access to Gulf boat ramps just 15 minutes away. Located 45 minutes from Ocala and an hour from Gainesville, this home is perfect for both first-time buyers and those looking to downsize. Don’t miss out!

19. 2026-04-08
    listed $259,000 Active
20. 2026-03-12
    listed $259,000 Active 557-char remark

    Show marketing remark (557 chars)

    Charming Starter or Downsizer Home in Derosa Village * * Discover this beautifully built 2025 home featuring 3 bedrooms, 2 bathrooms, and a 2-car garage. Nestled on a peaceful dead-end street, this property boasts LVP flooring, granite countertops, tiled shower walls and elegant fixtures. Enjoy peace of mind in a no-flood zone, with convenient access to Gulf boat ramps just 15 minutes away. Located 45 minutes from Ocala and an hour from Gainesville, this home is perfect for both first-time buyers and those looking to downsize. Don’t miss out!

21. 2024-02-12
    soldstatus $10,000 Closed 172-char remark

    Show marketing remark (172 chars)

    EXCELLENT PRICED LOT IN DE ROSA INC. CLOSE TO GULF, ON A PAVED STREET, POWER CLOSE. THIS IS GREAT FOR A BUILDER WANTING TO BUILD. EVERYTHING IS THERE TO MAKE A GOOD CHOICE.

22. 2024-02-12
    soldstatus $10,000

    Show marketing remark (172 chars)

    EXCELLENT PRICED LOT IN DE ROSA INC. CLOSE TO GULF, ON A PAVED STREET, POWER CLOSE. THIS IS GREAT FOR A BUILDER WANTING TO BUILD. EVERYTHING IS THERE TO MAKE A GOOD CHOICE.

23. 2024-01-17
    status Pending 172-char remark

    Show marketing remark (172 chars)

    EXCELLENT PRICED LOT IN DE ROSA INC. CLOSE TO GULF, ON A PAVED STREET, POWER CLOSE. THIS IS GREAT FOR A BUILDER WANTING TO BUILD. EVERYTHING IS THERE TO MAKE A GOOD CHOICE.

24. 2023-12-13
    soldstatus $6,700
25. 2023-12-06
    listed $10,000 Active 172-char remark

    Show marketing remark (172 chars)

    EXCELLENT PRICED LOT IN DE ROSA INC. CLOSE TO GULF, ON A PAVED STREET, POWER CLOSE. THIS IS GREAT FOR A BUILDER WANTING TO BUILD. EVERYTHING IS THERE TO MAKE A GOOD CHOICE.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,648
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$7,244
• Taxable loss: −$5,468
• Est. tax savings @ 24.0%: +$1,312
• After-tax cash flow: $134/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

• County: Citrus County · 111,314 people
• City population: 18,514
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,163
• Household income: $50,779
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 264.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 96% 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: ▼ -57.32%
• Current HPI: 317.7637
• 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

+2390.0% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $249,000 RACC
• 2026-04-22 Price Changed $254,000 RACC
• 2026-04-08 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listed $259,000 RACC
• 2024-02-12 Sold (Public Records) $10,000 Public Records
• 2024-02-12 Sold (MLS) $10,000 RACC
• 2024-01-17 Pending — RACC
• 2023-12-13 Sold (Public Records) $6,700 Public Records
• 2023-12-06 Listed $10,000 RACC

Property tax history

+13.9%/yr

Latest (2025): $138 · +51.4% YoY. Source: county tax records.