512 Paradise Pt · Crystal River, FL 34429

$298,000

2 bd · 2.0 ba · 1,952 sqft · SingleFamily public records · 11 Days on market

Built 1976 0.31 ac lot Est $570k · 48% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully remodeled home is right in the HEART of golf cart friendly Crystal River! This 3 bedroom, 2 bath home has been completely updated and is located a short walk or golf cart ride to all of your favorite downtown shops and restaurants. The kitchen features Cambria Luxury quartz countertops, beautiful cabinetry and new appliances. Beautiful wood plank tile throughout the entire home. All three bedrooms are oversized and both bathrooms feature new vanities. This home features plenty of room to entertain friends and family. Large living room offers views of the newly (2023) screened in 12x31 lanai and fenced backyard. Kitchen/Dining combo space will become a wonderful gathering sp

Key facts

• Mango trees
• Extra storage
• Wood plank tile

Tags

• WOOD PLANK TILE
• SCREENED IN LANAI
• FENCED BACKYARD
• MANGO TREES
• EXTRA STORAGE
• WALKING AND BIKING TRAILS

Property features AI

Finance

• Other: Located in the Paradise Country Club subdivision; Zoning: RW

Exterior

• Parking: 2 parking spaces total; Attached carport; Driveway with concrete surfaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Stucco construction; Block foundation; Asphalt shingle roof
• Exterior features: Cleared lot; Paved road access

Interior

• Kitchen: Dishwasher, Microwave, Refrigerator, Electric Range/Oven
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Tile flooring; Dryer, Washer; Dishwasher, Microwave, Refrigerator, Electric Range/Oven
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $298k).
• Cap rate 12.4% vs local median 2.1% 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: 325 active listings in the ZIP; 3 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).

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $298,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.39% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.77%
• DSCR: 1.97
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $569,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 SE Paradise Point Rd	0.02mi	3/2.0 (+1)	2,045 (+5%)	3mo	$235,000	$115	84
9140 W Harbor Isle Ct	0.09mi	3/2.5 (+1)	1,799 (-8%)	3mo	$535,000	$297	73
1011 SE 4th Ave	0.27mi	3/2.5 (+1)	1,838 (-6%)	3mo	$360,000	$196	68
1100 SE 5th Ave	0.23mi	3/2.0 (+1)	1,911 (-2%)	17mo	$1,050,000	$549	67
1100 SE 5th Ave #71	0.23mi	3/2.0 (+1)	1,911 (-2%)	17mo	$1,050,000	$549	67
1203 SE 3rd Ave	0.23mi	3/2.0 (+1)	2,124 (+9%)	11mo	$772,500	$364	60
870 N Country Club Dr	0.60mi	3/2.0 (+1)	2,096 (+7%)	2mo	$290,000	$138	53
11 SE Kings Bay Dr	0.71mi	3/2.0 (+1)	1,891 (-3%)	6mo	$490,000	$259	51
1317 SE 3rd Ave	0.18mi	3/2.5 (+1)	1,677 (-14%)	16mo	$644,000	$384	48
914 N Country Club Dr	0.57mi	3/2.0 (+1)	1,728 (-12%)	2mo	$307,500	$178	48
220 SE 2nd Pl	0.71mi	3/2.0 (+1)	2,120 (+9%)	16mo	$620,000	$292	34
226 SE 2nd Pl	0.70mi	3/2.0 (+1)	2,123 (+9%)	16mo	$590,000	$278	34

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $21,119
• Equity at exit: $44,433

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $108,165
• Equity at exit: $25,766

Cash invested: $83,440 (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: 325
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,152 medium
• Mortgage (P&I): −$1,563
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$124
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$872
• Net cashflow: $1,088

Break-even live

Break-even rent $2,776

Max offer price $298,000

Occupancy floor 69%

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1542 SE Pinwheel Dr Crystal River, FL	3.0	2.0	2279	$4,500	$1.97	21d	1	0.04mi
1004 SE 5th Ave Crystal River, FL	3.0	2.5	2114	$3,500	$1.66	21d	1	0.31mi
540 N Afterglow Cir Crystal River, FL	3.0	2.0	1500	$2,950	$1.97	21d	1	0.90mi

Listing history 32 events

1. 2026-06-19
   days on market $298,000 Active 11 DOM
2. 2026-06-18
   days on market $298,000 Active 10 DOM
3. 2026-06-17
   days on market $298,000 Active 9 DOM
4. 2026-06-16
   days on market $298,000 Active 8 DOM
5. 2026-06-15
   days on market $298,000 Active 7 DOM
6. 2026-06-14
   days on market $298,000 Active 5 DOM
7. 2026-06-13
   days on market $298,000 Active 4 DOM
8. 2026-06-10
   days on market $298,000 Active 2 DOM
9. 2026-06-09
   days on marketlisting id $298,000 Active 1 DOM
10. 2026-06-08
    days on market $298,000 Active 10 DOM
11. 2026-06-07
    days on market $298,000 Active 9 DOM
12. 2026-06-03
    days on market $298,000 Active 5 DOM
13. 2026-06-02
    days on market $298,000 Active 4 DOM
14. 2026-06-01
    days on market $298,000 Active 3 DOM
15. 2026-05-31
    days on market $298,000 Active 2 DOM
16. 2026-05-29
    listed $298,000 Active
17. 2025-08-25
    price $319,000
18. 2025-08-25
    price $319,000
19. 2025-08-19
    listed $330,000 Active
20. 2025-06-05
    soldstatus $330,000
21. 2025-06-04
    status Pending
22. 2025-06-04
    soldstatus $330,000 Closed
23. 2025-06-04
    soldstatus $330,000 Closed
24. 2025-03-31
    price $339,900
25. 2025-03-31
    price $339,900
26. 2025-02-06
    status Active
27. 2025-02-06
    status Active
28. 2025-02-01
    status Pending
29. 2025-02-01
    status Pending
30. 2025-01-24
    listed $349,999 Active
31. 2025-01-24
    listed $349,999 Active
32. 1996-05-01
    soldstatus $49,000

ⓘ 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: $950 · $79/mo
• Projected year-2 tax: $2,473 · $206/mo
• Expected delta: +$1,523/yr (+$127/mo · 160.2%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $49,825
• − Mortgage interest: −$16,693
• − Property taxes: −$950
• − Insurance: −$6,608
• − Repairs & maintenance: −$3,986
• − Management: −$3,986
• − Depreciation: −$8,669
• Taxable income: $8,932
• Est. tax owed @ 24.0%: −$2,144
• After-tax cash flow: $10,906/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

+508.2% since first listed

17 events — show timeline

• 2026-05-29 Listed $298,000 RACC
• 2025-08-25 Price Changed $319,000 RACC
• 2025-08-25 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Listed $330,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Sold (Public Records) $330,000 Public Records
• 2025-06-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-04 Sold (MLS) $330,000 RACC
• 2025-06-04 Sold (MLS) $330,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Price Changed $339,900 RACC
• 2025-03-31 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-06 Relisted — RACC
• 2025-02-01 Pending — RACC
• 2025-02-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-24 Listed $349,999 RACC
• 2025-01-24 Listed $349,999 Stellar MLS as Distributed by MLS Grid
• 1996-05-01 Sold (Public Records) $49,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $950 · +4.6% YoY. Source: county tax records.