8839 N Joann Dr · Citrus Springs, FL 34434

$284,500

4 bd · 2.0 ba · 1,774 sqft · Land · 59 Days on market

Built 2026 10,000 sqft lot

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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 +7.2/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

NEW CONSTRUCTION — MOVE-IN READY! This brand-new home showcases the best finishes in the area, combining modern design with superior quality construction and attention to detail. Enjoy complete peace of mind with a 10-YEAR STRUCTURAL WARRANTY. This property truly stands out from the rest — not just new, but built at a higher standard. Seller is offering closing cost assistance OR access to BELOW-MARKET INTEREST RATES through our preferred lender, helping reduce your upfront costs or monthly payment. Schedule your showing today!

Key facts

• Total privacy
• Golf course view
• New construction

Tags

• NEW CONSTRUCTION
• MOVE IN READY
• 10 YEAR STRUCTURAL WARRANTY
• ELEVATED LOT
• GOLF COURSE VIEW
• TOTAL PRIVACY

Property features AI

Finance

• Other: Unfurnished; Living area approximately 1,774 sq ft (builder source); Total building area approximately 2,214 sq ft (builder source); Lot approximately 0.23 acres (80 x 125)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank; Electricity connected
• Home design: Single family residence; One story; New construction; Faces west; Residential zoning (PDR); Completed condition
• Construction: Block construction; Shingle roof; Slab foundation; Built as new construction
• Exterior features: Asphalt road access; Property lighting

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Stone countertops; Thermostat; Walk-in closets; Lighting
• Laundry & utility: Electric dryer hookup; Laundry located inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $284k.

Deal economics

• At list price, monthly cash flow is $-391 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (29.9% below list).
• Recommended offer: $199k (29.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#521 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, 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.
• Zoned schools: Citrus Springs Elementary School (math 52% / reading 48%, grade D+, #1,070 of 2,144 statewide, top 51%, 817 students, 71% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 1247 active listings in the ZIP; 27 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 35% of the median local income ($69k/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 $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 59 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 7 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 $19k; list at $284k implies a 1397% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,408 (29.9% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.70% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.89%
• DSCR: 0.74
• GRM: 11.9

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: -26.4%
• Equity multiple: 0.11×
• Total profit: $-70,961
• Equity at exit: $42,420

10-year hold

• IRR: -23.5%
• Equity multiple: -0.18×
• Total profit: $-93,719
• Equity at exit: $24,598

Cash invested: $79,660 (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 34434

• Home prices YoY: -2.9%
• Active inventory: 1247
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$1,492
• Tax est. 1.5%: −$356 /mo · $4,268/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-391

Break-even live

Break-even rent $2,489

Max offer price $227,952

Occupancy floor —

Sensitivity live

Price	-10% $-194	-5% $-292	+0% $-391	+5% $-489	+10% $-587
Rent	-10% $-548	-5% $-470	+0% $-391	+5% $-312	+10% $-233
Rate	-1.0pp $-248	-0.5pp $-318	base $-391	+0.5pp $-465	+1.0pp $-540

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: $71,125
• Closing costs: $8,535
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	22d	1	0.58mi
9298 N Mendoza Way Citrus Springs, FL	3.0	2.0	1350	$1,800	$1.33	22d	1	0.71mi
9475 N Camel Dr Dunnellon, FL	3.0	2.0	1670	$1,800	$1.08	22d	1	0.75mi
904 W Rum Pl Dunnellon, FL	3.0	2.0	1453	$1,699	$1.17	22d	1	0.85mi
8030 N Galena Ave Citrus Springs, FL	4.0	2.0	1833	$2,150	$1.17	22d	1	0.91mi
9081 N Golfview Dr Citrus Springs, FL	3.0	1.5	1374	$1,400	$1.02	22d	1	0.91mi
9305 N Citrus Springs Blvd Citrus Springs, FL	3.0	2.0	1411	$1,800	$1.28	22d	1	0.94mi
7908 N Galena Ave Citrus Springs, FL	4.0	2.5	1551	$1,850	$1.19	22d	1	1.01mi
9995 N Sandree Dr Citrus Springs, FL	3.0	2.0	1453	$1,895	$1.30	22d	1	1.04mi
754 W Deacon Pl Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	22d	1	1.05mi
9676 N Jourden Dr Citrus Springs, FL	3.0	2.0	1353	$1,750	$1.29	22d	1	1.07mi
696 W Hallam Dr Citrus Springs, FL	4.0	2.0	1797	$1,900	$1.06	22d	1	1.11mi
8398 N Jay Dr Dunnellon, FL	3.0	2.0	1541	$1,700	$1.10	22d	1	1.13mi
9205 N Fawn Way Citrus Springs, FL	3.0	2.0	1428	$1,750	$1.23	22d	1	1.13mi
1912 W Quaker Ln Citrus Springs, FL	4.0	2.0	1636	$1,895	$1.16	22d	1	1.14mi
8450 N Travis Dr Citrus Springs, FL	4.0	2.0	1787	$1,900	$1.06	22d	1	1.15mi
7708 N Paris Dr Dunnellon, FL	3.0	2.0	1415	$1,800	$1.27	22d	1	1.16mi
572 W Bluster Pl Dunnellon, FL	4.0	2.0	1630	$1,900	$1.17	22d	1	1.18mi
8180 N Wakefield Dr Dunnellon, FL	3.0	2.0	1502	$1,695	$1.13	22d	1	1.19mi
9066 N Akola Way Citrus Springs, FL	3.0	2.0	1833	$2,150	$1.17	22d	1	1.19mi
8190 N Wakefield Dr Dunnellon, FL	4.0	2.0	1772	$1,750	$0.99	22d	1	1.20mi
9065 N Akola Way Citrus Springs, FL	3.0	2.0	1511	$1,795	$1.19	22d	1	1.22mi
2907 W Camilo Dr Citrus Springs, FL	4.0	2.0	1449	$1,795	$1.24	22d	1	1.28mi
1301 N Galgano St Dunnellon, FL	4.0	3.0	2381	$2,800	$1.18	22d	1	1.28mi
8006 N Voyager Dr Citrus Springs, FL	4.0	2.0	1636	$1,899	$1.16	22d	1	1.31mi
3036 W Akron Pl Citrus Springs, FL	4.0	2.0	1833	$2,000	$1.09	22d	1	1.41mi
9730 N Elkcam Blvd Citrus Springs, FL	4.0	2.0	1672	$1,785	$1.07	22d	1	1.43mi

Listing history 35 events

1. 2026-06-21
   days on market $284,500 Active 59 DOM
2. 2026-06-19
   days on market $284,500 Active 57 DOM
3. 2026-06-18
   days on market $284,500 Active 56 DOM
4. 2026-06-17
   days on market $284,500 Active 55 DOM
5. 2026-06-16
   days on market $284,500 Active 54 DOM
6. 2026-06-15
   days on market $284,500 Active 53 DOM
7. 2026-06-14
   days on market $284,500 Active 51 DOM
8. 2026-06-13
   days on market $284,500 Active 50 DOM
9. 2026-06-09
   days on market $284,500 Active 47 DOM
10. 2026-06-09
    price $284,500 Active 46 DOM
11. 2026-06-08
    days on market $289,900 Active 46 DOM
12. 2026-06-07
    days on market $289,900 Active 45 DOM
13. 2026-06-03
    days on market $289,900 Active 41 DOM
14. 2026-06-02
    days on market $289,900 Active 40 DOM
15. 2026-06-01
    days on market $289,900 Active 39 DOM
16. 2026-05-31
    days on market $289,900 Active 38 DOM
17. 2026-05-30
    days on market $289,900 Active 37 DOM
18. 2026-05-05
    listed $289,900 Active 546-char remark

    Show marketing remark (546 chars)

    NEW CONSTRUCTION — MOVE-IN READY! This brand-new home showcases the best finishes in the area, combining modern design with superior quality construction and attention to detail. Enjoy complete peace of mind with a 10-YEAR STRUCTURAL WARRANTY. This property truly stands out from the rest — not just new, but built at a higher standard. Seller is offering closing cost assistance OR access to BELOW-MARKET INTEREST RATES through our preferred lender, helping reduce your upfront costs or monthly payment. Schedule your showing today!

19. 2026-04-23
    listed $289,900 Active
20. 2025-06-16
    soldstatus $19,000 Closed 546-char remark

    Show marketing remark (546 chars)

    Land for Sale – 0.23 Acres of Freedom to Build! Want to invest in a space of your own? This land is the perfect opportunity! There are 0.23 acres of area to receive the house of your dreams, a cozy farm or even a commercial project. Empty land, quiet location with good accessibility. In a growing and valued region. Plenty of space for whatever you can imagine. If you want to start something from scratch, this is the place. Here, the limit is your creativity! Contact me for more details or to schedule a visit with no obligation!

21. 2025-05-27
    status Pending 546-char remark

    Show marketing remark (546 chars)

    Land for Sale – 0.23 Acres of Freedom to Build! Want to invest in a space of your own? This land is the perfect opportunity! There are 0.23 acres of area to receive the house of your dreams, a cozy farm or even a commercial project. Empty land, quiet location with good accessibility. In a growing and valued region. Plenty of space for whatever you can imagine. If you want to start something from scratch, this is the place. Here, the limit is your creativity! Contact me for more details or to schedule a visit with no obligation!

22. 2025-05-07
    listed $23,900 Active 546-char remark

    Show marketing remark (546 chars)

    Land for Sale – 0.23 Acres of Freedom to Build! Want to invest in a space of your own? This land is the perfect opportunity! There are 0.23 acres of area to receive the house of your dreams, a cozy farm or even a commercial project. Empty land, quiet location with good accessibility. In a growing and valued region. Plenty of space for whatever you can imagine. If you want to start something from scratch, this is the place. Here, the limit is your creativity! Contact me for more details or to schedule a visit with no obligation!

23. 2024-05-10
    soldstatus $14,900 Closed
24. 2024-05-10
    soldstatus $14,900
25. 2024-04-20
    status Pending
26. 2024-04-18
    listed $14,900 Active
27. 2023-11-15
    historical
28. 2023-10-28
    status Active
29. 2023-10-02
    status Pending
30. 2023-09-01
    price $14,900
31. 2023-07-28
    price $17,900
32. 2023-07-19
    price $18,900
33. 2023-06-27
    status Active
34. 2023-06-26
    status Pending
35. 2023-06-23
    listed $19,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,929
• − Mortgage interest: −$15,936
• − Property taxes: −$4,268
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − Depreciation: −$8,276
• Taxable loss: −$9,802
• Est. tax savings @ 24.0%: +$2,353
• After-tax cash flow: $-2,337/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 — Citrus Springs

• Score: 68/100
• State rank: #521
• US rank: #9598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citrus Springs, FL
• County: Citrus County · 111,314 people
• City population: 10,730
• Metro: Homosassa Springs, FL
• Population (ZIP): 11,074
• Household income: $68,939
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 171.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 11% Hispanic / Latino 9% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Iranian 3% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Other Indo-European 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: ▼ -9.70%
• Current HPI: 328.2164
• 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

+1356.8% since first listed

18 events — show timeline

• 2026-05-05 Listed $289,900 RACC
• 2026-04-23 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Sold (MLS) $19,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-07 Listed $23,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-10 Sold (Public Records) $14,900 Public Records
• 2024-05-10 Sold (MLS) $14,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-04-18 Listed $14,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-10-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-09-01 Price Changed $14,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-28 Price Changed $17,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-19 Price Changed $18,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-06-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-23 Listed $19,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+15.9%/yr

Latest (2025): $308 · +118.4% YoY. Source: county tax records.