9205 E Point O Woods Dr · Inverness, FL 34453

$189,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily · 76 Days on market

Built 1965 Fair condition 9,897 sqft lot Est $226k · 16% under

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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 +14.6/30.0
• ARV discount +14.6/15.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COMPLETELY UPDATED 3 Bedroom, 1 Bath INVERNESS HOME! NEW ROOF, NEW A/C, NEW ELECTRICAL PANEL, NEW WINDOWS, NEW FLOORING, NEW FIXTURES and NEW APPLIANCES! NEW DRAINFIELD BEING INSTALLED! What a GREAT VALUE! Come and SEE IT TODAY!!

Key facts

• 9,897 sq ft lot
• Parking
• Pool

Property features AI

Exterior

• Parking: Attached carport; Driveway; Concrete surfaces; Total of 1 parking space
• Security: Security system
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Stucco construction; Block foundation; Asphalt shingle roof; Built on one level
• Exterior features: Level lot; Paved road access; Above-ground pool

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Freezer
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Security system; Has a view
• Laundry & utility: Washer/dryer stacked; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $44 ($525/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 $172k (9.6% below list).
• Recommended offer: $172k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.9% in Inverness — 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 (#564 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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: Inverness Primary School (math 54% / reading 55%, grade C, #892 of 2,144 statewide, top 44%, 683 students, 65% 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 60% FRL track the district average.
• Market conditions: 427 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $6k 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 76 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $190k implies a 52% 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; 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 $171,661 (9.6% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $225,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9104 E Aqua Vista Dr	0.09mi	2/1.5 (-1)	1,014 (-6%)	5mo	$232,600	$229	74
9529 E Village Green Cir	0.36mi	2/1.5 (-1)	982 (-9%)	4mo	$170,000	$173	58
28 N Edinburgh Dr	0.65mi	2/2.0 (-1)	1,077 (-0%)	3mo	$125,000	$116	58
9402 E Southgate Dr	0.35mi	2/2.0 (-1)	1,148 (+6%)	11mo	$284,000	$247	55
138 S Lunar Ter	0.31mi	2/1.5 (-1)	933 (-14%)	6mo	$210,000	$225	51
61 S Heron Creek Loop	0.51mi	2/2.0 (-1)	973 (-10%)	1mo	$130,650	$134	50
9703 E Granada Ct	0.68mi	2/2.0 (-1)	1,112 (+3%)	11mo	$319,000	$287	45
299 S Edinburgh Dr	0.52mi	2/1.5 (-1)	1,008 (-7%)	16mo	$346,900	$344	45
11 S Heron Creek Loop	0.52mi	2/2.0 (-1)	986 (-9%)	9mo	$162,000	$164	45
9851 E Pebble Creek Ct	0.68mi	2/2.0 (-1)	1,155 (+7%)	15mo	$226,500	$196	35
9866 E Pebble Creek Ct	0.69mi	2/2.0 (-1)	1,162 (+8%)	14mo	$168,400	$145	35
178 N Golf Harbor Path	0.71mi	2/2.0 (-1)	1,194 (+11%)	11mo	$249,900	$209	31

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-27,959
• Equity at exit: $28,315

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-20,651
• Equity at exit: $16,419

Cash invested: $53,172 (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 34453

• Home prices YoY: -26.1%
• Active inventory: 427
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,717 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $44

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 92%

Sensitivity live

Price	-10% $175	-5% $109	+0% $44	+5% $-22	+10% $-87
Rent	-10% $-92	-5% $-24	+0% $44	+5% $112	+10% $179
Rate	-1.0pp $139	-0.5pp $92	base $44	+0.5pp $-5	+1.0pp $-56

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $189,900 Active 76 DOM
2. 2026-06-19
   days on market $189,900 Active 74 DOM
3. 2026-06-18
   status $189,900 Active 73 DOM
4. 2026-06-08
   pricestatus $189,900 Pending 73 DOM
5. 2026-06-07
   days on market $199,990 Active 73 DOM
6. 2026-06-03
   days on market $199,990 Active 69 DOM
7. 2026-06-02
   days on market $199,990 Active 68 DOM
8. 2026-06-01
   days on market $199,990 Active 67 DOM
9. 2026-05-31
   days on market $199,990 Active 66 DOM
10. 2026-05-30
    days on market $199,990 Active 65 DOM
11. 2026-04-10
    price $199,990
12. 2026-03-25
    listed $202,900 Active
13. 2020-06-17
    soldstatus $125,000 234-char remark

    Show marketing remark (234 chars)

    COMPLETELY UPDATED 3 Bedroom, 1 Bath INVERNESS HOME! NEW ROOF, NEW A/C, NEW ELECTRICAL PANEL, NEW WINDOWS, NEW FLOORING, NEW FIXTURES and NEW APPLIANCES! NEW DRAINFIELD BEING INSTALLED! What a GREAT VALUE! Come and SEE IT TODAY!!

14. 2020-05-04
    listed $129,900 234-char remark

    Show marketing remark (234 chars)

    COMPLETELY UPDATED 3 Bedroom, 1 Bath INVERNESS HOME! NEW ROOF, NEW A/C, NEW ELECTRICAL PANEL, NEW WINDOWS, NEW FLOORING, NEW FIXTURES and NEW APPLIANCES! NEW DRAINFIELD BEING INSTALLED! What a GREAT VALUE! Come and SEE IT TODAY!!

15. 2016-03-06
    historical
16. 2016-02-12
    listed $20,000

ⓘ 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 6/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,599
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$5,524
• Taxable loss: −$2,656
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $1,163/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and enhance its resale value.

Repairs flagged

• Minor kitchen countertops — wear
• Minor bathroom tiles — aged appearance
• Minor exterior fence — weathered
• Minor interior walls — faded paint
• Minor landscaping — lawn needs mowing

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace kitchen countertops — new countertops improve functionality and aesthetics
• Resale repair exterior fence — aesthetic improvement and safety
• Resale landscape lawn — improved curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · wear	Minor	$500–3,000
bathroom tiles · aged appearance	Minor	$500–3,000
exterior fence · weathered	Minor	$500–3,000
interior walls · faded paint	Minor	$500–3,000
landscaping · lawn needs mowing	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen countertops — new countertops improve functionality and aesthetics ↑
• Resale repair exterior fence — aesthetic improvement and safety ↑
• Resale landscape lawn — improved curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Inverness

• Score: 67/100
• State rank: #564
• US rank: #10791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Citrus County · 111,314 people
• City population: 10,621
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,621
• Household income: $57,568
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 240.0

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% Hispanic / Latino 6% Black 3% Two or more races 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1% Other Asian/Pacific 0%

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: ▼ -103.32%
• Current HPI: 291.8965
• 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

+899.9% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $199,990 RACC
• 2026-03-25 Listed $202,900 RACC
• 2020-06-17 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-04 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2016-03-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-02-12 Listed $20,000 Stellar MLS as Distributed by MLS Grid