4144 N Mae West Way · Beverly Hills, FL 34465

$164,900

3 bd · 2.0 ba · 1,587 sqft · SingleFamily public records · 20 Days on market

Built 1996 9,442 sqft lot Est $241k · 32% under $6/mo HOA ↓ 54% since listing

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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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL, WELL MAINTAINED, 3 BDRM, 2 BATH, 2 CAR GARAGE WITH REAR WOODEN DECK, REAR FENCED(CHAIN LINK) YARD ON CORNER LOT, CATHEDRIAL & STANDARD CEILINGS, BREAKFAST BAR & EAT IN KITCHEN NOOK, HUGE WALK-IN CLOSET IN MAIN BATH; BEAUTIFUL LANDSCAPING, , 2-CAR GARAGE WITH OPENER; NEWER TILE & CARPET & VINYL(WOOD LIKE) FLOORING; FORMAL DINING ROOM, REAR DECK(2010) 10X14; NEW ROOF IN 2015

Key facts

• Corner lot home
• Usable outdoor space
• Mature landscaping

Tags

• CORNER LOT HOME
• FENCED BACKYARD
• MATURE LANDSCAPING
• USABLE OUTDOOR SPACE
• ACCESS TO MAJOR ROADWAYS

Property features AI

Finance

• Other: Located in Oakwood Village subdivision; Topography: hill; Zoning: PDR
• HOA & community: Homeowners association with an annual fee of $75 (about $6.25/month)

Exterior

• Parking: Attached 2-car garage; Concrete paved driveway; Garage with door opener
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Block, concrete and stucco construction; Block and slab foundation
• Exterior features: Asphalt shingle roof; Rolling/sloped rectangular lot; Paved road frontage on a county road

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Oven; Range; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Electric cooktop; Microwave; Oven; Range; Refrigerator; Water heater
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.8% in Beverly Hills — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#666 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Forest Ridge Elementary School (math 55% / reading 59%, grade C+, #781 of 2,144 statewide, top 38%, 708 students, 67% FRL); Lecanto Middle School (math 49% / reading 49%, grade C-, #265 of 571 statewide, top 48%, 809 students, 55% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 396 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 38% of the median local income ($55k/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 $5k 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 20 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y 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 $122k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $162,426 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $241,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3939 N Blazingstar Way	0.40mi	3/2.0	1,580 (-0%)	1mo	$230,000	$146	80
4291 N Lincoln Ave	0.25mi	3/2.0	1,513 (-5%)	4mo	$214,000	$141	77
588 W Hillwood Path	0.47mi	3/2.0	1,581 (-0%)	3mo	$240,000	$152	75
4298 N Brynner Pass Ter	0.24mi	3/2.0	1,724 (+9%)	2mo	$269,000	$156	73
4385 N Bacall Loop	0.31mi	2/2.0 (-1)	1,489 (-6%)	2mo	$228,000	$153	68
4301 N Bacall Loop	0.44mi	3/2.0	1,742 (+10%)	4mo	$245,000	$141	60
23 N Tyler St	0.44mi	2/2.0 (-1)	1,464 (-8%)	4mo	$149,900	$102	58
931 W Starjasmine Pl	0.40mi	2/2.0 (-1)	1,740 (+10%)	6mo	$215,000	$124	55
602 W Player Path	0.35mi	2/2.0 (-1)	1,389 (-12%)	5mo	$215,000	$155	54
3861 N Tamarisk Ave	0.60mi	2/2.0 (-1)	1,675 (+6%)	5mo	$165,000	$99	54
3525 N Burroughs Path	0.62mi	3/2.0	1,388 (-12%)	3mo	$223,500	$161	48
582 W Hillwood Path	0.49mi	2/2.0 (-1)	1,401 (-12%)	7mo	$219,000	$156	47

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-16,157
• Equity at exit: $24,587

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-296
• Equity at exit: $14,258

Cash invested: $46,172 (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 34465

• Home prices YoY: -33.1%
• Active inventory: 396
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$865
• Tax from tax record: −$258 /mo · $3,098/yr
• Insurance: −$69
• HOA: −$6
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $165

Break-even live

Break-even rent $1,516

Max offer price $164,900

Occupancy floor 85%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 N Lee St Beverly Hills, FL	2.0	1.0	1416	$1,350	$0.95	21d	1	0.31mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	21d	1	0.32mi
665 W Sunset Strip Dr Beverly Hills, FL	3.0	2.0	2038	$2,200	$1.08	21d	1	0.32mi
3660 N Laurelwood Loop Beverly Hills, FL	2.0	2.5	1543	$1,800	$1.17	21d	1	0.49mi
262 W Romany Loop Beverly Hills, FL	2.0	2.0	1981	$2,750	$1.39	21d	1	0.68mi
661 W Twisted Oaks Dr Beverly Hills, FL	4.0	2.0	1864	$1,695	$0.91	21d	1	0.79mi
3442 N Tamarisk Ave Unit NA Beverly Hills, FL	3.0	2.0	1530	$1,800	$1.18	21d	1	0.84mi
174 W Romany Loop Beverly Hills, FL	2.0	2.0	1748	$2,200	$1.26	21d	1	0.84mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	21d	1	0.89mi
229 W Casurina Pl Beverly Hills, FL	3.0	2.0	1604	$1,399	$0.87	21d	1	0.91mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	21d	1	0.96mi
42 Roosevelt Blvd Unit 1 Beverly Hills, FL	3.0	1.5	1612	$1,449	$0.90	21d	1	1.02mi
3263 N Maidencane Dr Beverly Hills, FL	2.0	1.0	1380	$1,350	$0.98	21d	1	1.04mi
95 S Desoto St Beverly Hills, FL	2.0	2.0	1152	$1,435	$1.25	21d	1	1.13mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	21d	1	1.17mi
703 W Sunbird Path Hernando, FL	2.0	2.0	1298	$1,700	$1.31	21d	1	1.19mi
144 W Sugarmaple Ln Beverly Hills, FL	3.0	2.0	1600	$1,700	$1.06	21d	1	1.21mi
209 S Tyler St Beverly Hills, FL	2.0	2.0	1604	$1,500	$0.94	21d	1	1.36mi

HOA detail

• Monthly dues: $6 · $72/yr
• Likely covers: landscaping

Listing history 23 events

1. 2026-06-03
   status $164,900 Pending 20 DOM
2. 2026-06-02
   days on market $164,900 Active 20 DOM
3. 2026-06-01
   days on market $164,900 Active 19 DOM
4. 2026-05-31
   days on market $164,900 Active 18 DOM
5. 2026-05-30
   days on market $164,900 Active 17 DOM
6. 2026-05-15
   status Active
7. 2026-05-09
   status Pending
8. 2026-05-07
   listed $164,900 Active
9. 2017-02-06
   soldstatus $122,000
10. 2017-02-03
    soldstatus $122,000 410-char remark

    Show marketing remark (410 chars)

    BEAUTIFUL, WELL MAINTAINED, 3 BDRM, 2 BATH, 2 CAR GARAGE WITH REAR WOODEN DECK, REAR FENCED(CHAIN LINK) YARD ON CORNER LOT, CATHEDRIAL & STANDARD CEILINGS, BREAKFAST BAR & EAT IN KITCHEN NOOK, HUGE WALK-IN CLOSET IN MAIN BATH; BEAUTIFUL LANDSCAPING, , 2-CAR GARAGE WITH OPENER; NEWER TILE & CARPET & VINYL(WOOD LIKE) FLOORING; FORMAL DINING ROOM, REAR DECK(2010) 10X14; NEW ROOF IN 2015

11. 2016-07-27
    listed $122,000 410-char remark

    Show marketing remark (410 chars)

    BEAUTIFUL, WELL MAINTAINED, 3 BDRM, 2 BATH, 2 CAR GARAGE WITH REAR WOODEN DECK, REAR FENCED(CHAIN LINK) YARD ON CORNER LOT, CATHEDRIAL & STANDARD CEILINGS, BREAKFAST BAR & EAT IN KITCHEN NOOK, HUGE WALK-IN CLOSET IN MAIN BATH; BEAUTIFUL LANDSCAPING, , 2-CAR GARAGE WITH OPENER; NEWER TILE & CARPET & VINYL(WOOD LIKE) FLOORING; FORMAL DINING ROOM, REAR DECK(2010) 10X14; NEW ROOF IN 2015

12. 2012-05-08
    soldstatus $83,500
13. 2012-04-24
    soldstatus $83,500 378-char remark

    Show marketing remark (378 chars)

    This Beautiful Oakwood Village Home sits on corner lot with 3 Bedrooms, 2 Baths and 2 Car Garage. Open Floor Plan with Large Great Room, Formal Dining Room and Eat in Kitchen with tile floors and newer carpet through out. Outside has a 2010 Built 14 x 10 Deck with Fenced in Back Yard. This is a must see and priced to Sell! owner financing 20% down 5% interest 3-5 year balloon

14. 2011-10-06
    listed $86,900 378-char remark

    Show marketing remark (378 chars)

    This Beautiful Oakwood Village Home sits on corner lot with 3 Bedrooms, 2 Baths and 2 Car Garage. Open Floor Plan with Large Great Room, Formal Dining Room and Eat in Kitchen with tile floors and newer carpet through out. Outside has a 2010 Built 14 x 10 Deck with Fenced in Back Yard. This is a must see and priced to Sell! owner financing 20% down 5% interest 3-5 year balloon

15. 2009-10-27
    soldstatus $78,200
16. 2009-06-10
    listed $78,200
17. 2005-09-14
    soldstatus $158,800
18. 2005-02-17
    soldstatus $115,000
19. 2001-07-03
    soldstatus $104,900
20. 2001-05-14
    listed $104,900
21. 2001-04-04
    soldstatus $74,600
22. 1996-06-01
    soldstatus $83,000
23. 1994-03-01
    soldstatus $359,700

ⓘ 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: $3,098 · $258/mo
• Projected year-2 tax: $3,098 · $258/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,697
• − Mortgage interest: −$9,237
• − Property taxes: −$3,098
• − Insurance: −$824
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − HOA: −$72
• − Depreciation: −$4,797
• Taxable loss: −$644
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $2,133/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 — Beverly Hills

• Score: 64/100
• State rank: #666
• US rank: #13671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beverly Hills, FL
• County: Citrus County · 111,314 people
• City population: 18,879
• Metro: Homosassa Springs, FL
• Population (ZIP): 18,879
• Household income: $54,869
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 334.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 4% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam, Dominican Republic
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -138.62%
• Current HPI: 279.7183
• 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

-54.2% since first listed

18 events — show timeline

• 2026-05-15 Relisted — RACC
• 2026-05-09 Pending — RACC
• 2026-05-07 Listed $164,900 RACC
• 2017-02-06 Sold (Public Records) $122,000 Public Records
• 2017-02-03 Sold (MLS) $122,000 RACC
• 2016-07-27 Listed $122,000 RACC
• 2012-05-08 Sold (Public Records) $83,500 Public Records
• 2012-04-24 Sold (MLS) $83,500 RACC
• 2011-10-06 Listed $86,900 RACC
• 2009-10-27 Sold (MLS) $78,200 RACC
• 2009-06-10 Listed $78,200 RACC
• 2005-09-14 Sold (Public Records) $158,800 Public Records
• 2005-02-17 Sold (Public Records) $115,000 Public Records
• 2001-07-03 Sold (MLS) $104,900 RACC
• 2001-05-14 Listed $104,900 RACC
• 2001-04-04 Sold (Public Records) $74,600 Public Records
• 1996-06-01 Sold (Public Records) $83,000 Public Records
• 1994-03-01 Sold (Public Records) $359,700 Public Records

Property tax history

+52.9%/yr

Latest (2025): $3,098 · -0.1% YoY. Source: county tax records.