1103 SE 3rd St · Crystal River, FL 34429

$239,900

2 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 154 Days on market

Built 1973 8,445 sqft lot Est $220k · 9% over

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Why this score? — see what drove the C+ 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• ARV discount +3.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-Spacious 3/2 Pool home in quiet neighborhood features LR, FR, DR, kitchen has wood cabinets, tiled counters & pantry, Lg Mstr Bdrm with WIC and updated Mstr Bath w/ Walk In Shower. Tiled Flooring in Baths, wood laminate in all other areas. AC/Heat 04,newer windows, security system. Beautiful free form diamond brite swimming pool/lanai overlooks the landscaped yard with wood privacy fencing. Centrally located near shopping, restaurants and medical and just a short drive to Gulf of Mexico

Key facts

• Updated ac
• Public water sewer
• Screened porch

Tags

• CORNER LOT
• IN GROUND POOL
• NEW ROOF
• UPDATED AC
• SCREENED PORCH
• PUBLIC WATER SEWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 2.5% in Crystal River — 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 66/100 on livability (#603 in FL) — a middle-class / working-renter tenant base. Strengths: crime 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 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: 327 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).

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $82k; list at $240k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.19% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $220,248
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 SE 3rd St	0.00mi	3/2.0 (+1)	1,596 (0%)	1mo	$220,000	$138	94
1225 NE 2nd St	0.30mi	3/2.0 (+1)	1,500 (-6%)	0mo	$288,000	$192	71
1255 NE 2nd St	0.33mi	3/2.0 (+1)	1,541 (-3%)	9mo	$245,000	$159	67
1174 SE 3rd St	0.11mi	2/2.0	1,416 (-11%)	14mo	$200,000	$141	65
1134 SE 2nd St	0.05mi	3/2.0 (+1)	1,794 (+12%)	9mo	$160,000	$89	65
1124 SE 2nd St	0.04mi	2/1.0	1,424 (-11%)	22mo	$197,000	$138	58
115 NE 9th Ave	0.35mi	3/2.0 (+1)	1,456 (-9%)	22mo	$160,000	$110	46

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $10,823
• Equity at exit: $35,770

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $73,227
• Equity at exit: $20,742

Cash invested: $67,172 (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 34429

• Home prices YoY: -17.8%
• Active inventory: 327
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,857 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $781

Break-even live

Break-even rent $1,868

Max offer price $239,900

Occupancy floor 68%

Sensitivity live

Price	-10% $917	-5% $849	+0% $781	+5% $713	+10% $646
Rent	-10% $556	-5% $669	+0% $781	+5% $894	+10% $1,007
Rate	-1.0pp $902	-0.5pp $842	base $781	+0.5pp $719	+1.0pp $656

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 SE 5th Ave Crystal River, FL	3.0	2.5	2114	$3,500	$1.66	22d	1	0.87mi
1328 NE 5th Ave Crystal River, FL	3.0	2.0	1946	$2,000	$1.03	22d	1	1.26mi

Listing history 20 events

1. 2026-04-08
   status Pending
2. 2026-02-10
   price $239,900
3. 2025-12-05
   price $245,000
4. 2025-11-05
   listed $249,900 Active
5. 2012-03-23
   soldstatus $82,400
6. 2012-03-21
   soldstatus $82,400 498-char remark

   Show marketing remark (494 chars)

   -Spacious 3/2 Pool home in quiet neighborhood features LR, FR, DR, kitchen has wood cabinets, tiled counters & pantry, Lg Mstr Bdrm with WIC and updated Mstr Bath w/Walk In Shower. Tiled Flooring in Baths, wood laminate in all other areas. AC/Heat 04,newer windows,security system. Beautiful free form diamond brite swimming pool/lanai overlooks the landscaped yard with wood privacy fencing. Centrally located near shopping, restaurants and medical and just a short drive to Gulf of Mexico

7. 2012-03-21
   soldstatus $82,400 494-char remark

   Show marketing remark (494 chars)

   -Spacious 3/2 Pool home in quiet neighborhood features LR, FR, DR, kitchen has wood cabinets, tiled counters & pantry, Lg Mstr Bdrm with WIC and updated Mstr Bath w/Walk In Shower. Tiled Flooring in Baths, wood laminate in all other areas. AC/Heat 04,newer windows,security system. Beautiful free form diamond brite swimming pool/lanai overlooks the landscaped yard with wood privacy fencing. Centrally located near shopping, restaurants and medical and just a short drive to Gulf of Mexico

8. 2012-03-21
   soldstatus $82,400

   Show marketing remark (494 chars)

   -Spacious 3/2 Pool home in quiet neighborhood features LR, FR, DR, kitchen has wood cabinets, tiled counters & pantry, Lg Mstr Bdrm with WIC and updated Mstr Bath w/Walk In Shower. Tiled Flooring in Baths, wood laminate in all other areas. AC/Heat 04,newer windows,security system. Beautiful free form diamond brite swimming pool/lanai overlooks the landscaped yard with wood privacy fencing. Centrally located near shopping, restaurants and medical and just a short drive to Gulf of Mexico

9. 2011-10-26
   listed $89,900 498-char remark

   Show marketing remark (494 chars)

   -Spacious 3/2 Pool home in quiet neighborhood features LR, FR, DR, kitchen has wood cabinets, tiled counters & pantry, Lg Mstr Bdrm with WIC and updated Mstr Bath w/Walk In Shower. Tiled Flooring in Baths, wood laminate in all other areas. AC/Heat 04,newer windows,security system. Beautiful free form diamond brite swimming pool/lanai overlooks the landscaped yard with wood privacy fencing. Centrally located near shopping, restaurants and medical and just a short drive to Gulf of Mexico

10. 2011-10-26
    listed $89,900 494-char remark

    Show marketing remark (494 chars)

    -Spacious 3/2 Pool home in quiet neighborhood features LR, FR, DR, kitchen has wood cabinets, tiled counters & pantry, Lg Mstr Bdrm with WIC and updated Mstr Bath w/Walk In Shower. Tiled Flooring in Baths, wood laminate in all other areas. AC/Heat 04,newer windows,security system. Beautiful free form diamond brite swimming pool/lanai overlooks the landscaped yard with wood privacy fencing. Centrally located near shopping, restaurants and medical and just a short drive to Gulf of Mexico

11. 2011-10-26
    listed $89,900

    Show marketing remark (494 chars)

    -Spacious 3/2 Pool home in quiet neighborhood features LR, FR, DR, kitchen has wood cabinets, tiled counters & pantry, Lg Mstr Bdrm with WIC and updated Mstr Bath w/Walk In Shower. Tiled Flooring in Baths, wood laminate in all other areas. AC/Heat 04,newer windows,security system. Beautiful free form diamond brite swimming pool/lanai overlooks the landscaped yard with wood privacy fencing. Centrally located near shopping, restaurants and medical and just a short drive to Gulf of Mexico

12. 2008-07-10
    historical
13. 2008-03-12
    listed $175,000
14. 2005-03-08
    soldstatus $130,000
15. 2005-02-28
    soldstatus $130,000
16. 2005-02-07
    listed $136,900
17. 2003-09-18
    soldstatus $80,000
18. 1989-04-01
    soldstatus $59,000
19. 1977-09-01
    soldstatus $30,300
20. 1975-08-01
    soldstatus $27,000

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$1,376/yr (+$115/mo · 223.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $34,285
• − Mortgage interest: −$13,438
• − Property taxes: −$615
• − Insurance: −$1,997
• − Repairs & maintenance: −$2,743
• − Management: −$2,743
• − Depreciation: −$6,979
• Taxable income: $5,770
• Est. tax owed @ 24.0%: −$1,385
• After-tax cash flow: $7,992/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 — Crystal River

• Score: 66/100
• State rank: #603
• US rank: #11564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal River, FL
• City population: 10,163
• Population (ZIP): 9,494

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% Black 5% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 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: ▼ -58.92%
• Current HPI: 271.3171
• 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

+788.5% since first listed

20 events — show timeline

• 2026-04-08 Pending — RACC
• 2026-02-10 Price Changed $239,900 RACC
• 2025-12-05 Price Changed $245,000 RACC
• 2025-11-05 Listed $249,900 RACC
• 2012-03-23 Sold (Public Records) $82,400 Public Records
• 2012-03-21 Sold (MLS) $82,400 RACC
• 2012-03-21 Sold (MLS) $82,400 HCAR
• 2012-03-21 Sold (MLS) $82,400 St. Augustine and St. Johns County Board of REALTORS®
• 2011-10-26 Listed $89,900 RACC
• 2011-10-26 Listed $89,900 HCAR
• 2011-10-26 Listed $89,900 St. Augustine and St. Johns County Board of REALTORS®
• 2008-07-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-03-12 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-08 Sold (Public Records) $130,000 Public Records
• 2005-02-28 Sold (MLS) $130,000 RACC
• 2005-02-07 Listed $136,900 RACC
• 2003-09-18 Sold (Public Records) $80,000 Public Records
• 1989-04-01 Sold (Public Records) $59,000 Public Records
• 1977-09-01 Sold (Public Records) $30,300 Public Records
• 1975-08-01 Sold (Public Records) $27,000 Public Records

Property tax history

-6.5%/yr

Latest (2025): $615 · +1.7% YoY. Source: county tax records.