4 Sanders Cir · Sugarmill Woods, FL 34446

$321,990

4 bd · 2.0 ba · 2,286 sqft · Land · 71 Days on market

Built 2026 0.28 ac lot $11/mo HOA

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bed | 2 bath | 2-bay | 2286 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Total acreage between 1/4 and less than 1/2 acre (0.25 acres); Paved road access
• Financial info: No lease restrictions noted
• HOA & community: HOA managed by Leland Management; Monthly association fee of $11.33; Community clubhouse, golf, and tennis courts; Pets allowed

Exterior

• Parking: Attached 2-car garage (19 x 20) with garage door opener; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One-story; Under construction (projected completion July 24, 2026); East-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction (builder: Century Complete, model: WESTVILLE-B6)
• Exterior features: Patio; Exterior lighting; Sidewalk; Sliding doors

Interior

• Kitchen: Range; Microwave; Dishwasher
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Stone counters; Thermostat; Double pane/insulated/thermal windows
• Laundry & utility: Dedicated laundry room; Electric water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $322k.

Deal economics

• At list price, monthly cash flow is $-483 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (31.1% below list).
• Recommended offer: $222k (31.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#825 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities 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.
• Market conditions: 582 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $2,220/mo this rent would consume 45% of the median local household income ($59k/yr) (locally 121% 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 $10k 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 71 days — a 6% lower offer ($303k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $17k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $322k implies a 973% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,987 (31.1% 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 71 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.42%
• DSCR: 0.71
• GRM: 12.1

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: -27.4%
• Equity multiple: 0.08×
• Total profit: $-82,867
• Equity at exit: $48,010

10-year hold

• IRR: -25.4%
• Equity multiple: -0.24×
• Total profit: $-111,566
• Equity at exit: $27,840

Cash invested: $90,157 (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 34446

• Home prices YoY: -10.4%
• Active inventory: 582
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,220 medium
• Mortgage (P&I): −$1,689
• Tax est. 1.5%: −$402 /mo · $4,830/yr
• Insurance: −$134
• HOA: −$11
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-483

Break-even live

Break-even rent $2,831

Max offer price $252,171

Occupancy floor —

Sensitivity live

Price	-10% $-260	-5% $-371	+0% $-483	+5% $-594	+10% $-705
Rent	-10% $-658	-5% $-570	+0% $-483	+5% $-395	+10% $-307
Rate	-1.0pp $-320	-0.5pp $-401	base $-483	+0.5pp $-566	+1.0pp $-651

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: $80,498
• Closing costs: $9,660
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 25 events

1. 2026-06-19
   days on market $321,990 Active 71 DOM
2. 2026-06-18
   days on market $321,990 Active 70 DOM
3. 2026-06-17
   remarks 693-char remark
4. 2026-06-17
   days on market $321,990 Active 69 DOM
5. 2026-06-16
   days on market $321,990 Active 68 DOM
6. 2026-06-15
   days on market $321,990 Active 67 DOM
7. 2026-06-14
   days on market $321,990 Active 65 DOM
8. 2026-06-13
   days on market $321,990 Active 64 DOM
9. 2026-06-09
   days on market $321,990 Active 61 DOM
10. 2026-06-08
    days on market $321,990 Active 60 DOM
11. 2026-06-07
    days on market $321,990 Active 59 DOM
12. 2026-06-03
    days on market $321,990 Active 55 DOM
13. 2026-06-02
    days on market $321,990 Active 54 DOM
14. 2026-06-01
    days on market $321,990 Active 53 DOM
15. 2026-05-31
    days on market $321,990 Active 52 DOM
16. 2026-05-30
    days on market $321,990 Active 51 DOM
17. 2026-04-24
    price $321,990 651-char remark

    Show marketing remark (651 chars)

    4 bed | 2 bath | 2-bay | 2286 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

18. 2026-04-24
    price $321,990

    Show marketing remark (651 chars)

    4 bed | 2 bath | 2-bay | 2286 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

19. 2026-04-10
    listed $338,990 Active 651-char remark

    Show marketing remark (651 chars)

    4 bed | 2 bath | 2-bay | 2286 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

20. 2026-04-09
    listed $338,990 Active
21. 2024-11-12
    soldstatus $30,000
22. 2024-11-05
    soldstatus $30,000 Closed 606-char remark

    Show marketing remark (606 chars)

    Nestled within the charming community of Sugarmill Woods in Citrus County, Florida, this spacious . 25-acre lot presents an incredible opportunity to build your dream home amidst the tranquil beauty of the Sunshine State. Located in one of Citrus County's most sought-after neighborhoods, this generously-sized lot boasts approximately 11,048 square feet of pristine land, offering ample space for a variety of architectural designs and landscaping possibilities. Whether you envision a cozy cottage or a sprawling estate, this property provides a blank canvas upon which you can bring your vision to life.

23. 2024-10-01
    status Pending 606-char remark

    Show marketing remark (606 chars)

    Nestled within the charming community of Sugarmill Woods in Citrus County, Florida, this spacious . 25-acre lot presents an incredible opportunity to build your dream home amidst the tranquil beauty of the Sunshine State. Located in one of Citrus County's most sought-after neighborhoods, this generously-sized lot boasts approximately 11,048 square feet of pristine land, offering ample space for a variety of architectural designs and landscaping possibilities. Whether you envision a cozy cottage or a sprawling estate, this property provides a blank canvas upon which you can bring your vision to life.

24. 2024-09-19
    listed $30,000 Active 606-char remark

    Show marketing remark (606 chars)

    Nestled within the charming community of Sugarmill Woods in Citrus County, Florida, this spacious . 25-acre lot presents an incredible opportunity to build your dream home amidst the tranquil beauty of the Sunshine State. Located in one of Citrus County's most sought-after neighborhoods, this generously-sized lot boasts approximately 11,048 square feet of pristine land, offering ample space for a variety of architectural designs and landscaping possibilities. Whether you envision a cozy cottage or a sprawling estate, this property provides a blank canvas upon which you can bring your vision to life.

25. 2005-03-11
    soldstatus $29,900

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $26,638
• − Mortgage interest: −$18,036
• − Property taxes: −$4,830
• − Insurance: −$1,610
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − HOA: −$132
• − Depreciation: −$9,367
• Taxable loss: −$11,599
• Est. tax savings @ 24.0%: +$2,784
• After-tax cash flow: $-3,006/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 — Sugarmill Woods

• Score: 59/100
• State rank: #825
• US rank: #20184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugarmill Woods, FL
• County: Citrus County · 111,314 people
• City population: 18,797
• Metro: Homosassa Springs, FL
• Population (ZIP): 19,102
• Household income: $58,802
• Rent vs Own: 6.9% rent · 93.1% own
• Severe rent burden: 121.0

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% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -32.11%
• Current HPI: 277.2576
• 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

+976.9% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $321,990 Zillow
• 2026-04-24 Price Changed $321,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $338,990 Zillow
• 2026-04-09 Listed $338,990 Stellar MLS as Distributed by MLS Grid
• 2024-11-12 Sold (Public Records) $30,000 Public Records
• 2024-11-05 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-19 Listed $30,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-11 Sold (Public Records) $29,900 Public Records

Property tax history

+11.9%/yr

Latest (2025): $439 · +52.1% YoY. Source: county tax records.