8339 N Creek Way · Citrus Springs, FL 34434

$292,070

4 bd · 2.0 ba · 1,828 sqft · Land · 16 Days on market

Built 2026 10,000 sqft lot

---

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 +6.9/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

Welcome to a spacious and inviting 4-bedroom, open-concept and all concrete block constructed home where design meets functional elegance. The seamless flow between living areas and the kitchen creates an expansive environment perfect for both daily living and entertaining. The kitchen is a focal point of this home and designed for style and convenience including a stainless-steel range, microwave, built-in dishwasher, and refrigerator. Four well-appointed bedrooms and located in the front of the home and nearby a full bathroom. The primary bedroom features an ensuite bathroom, double vanity, and walk-in closet. The laundry room is complete with a washer and dryer. This residence embodies the perfect harmony of openness and privacy. The Cali is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

Key facts

• Double vanity
• Walk-in closet
• Built-in dishwasher

Tags

• ALL CONCRETE BLOCK CONSTRUCTED
• STAINLESS-STEEL RANGE
• BUILT-IN DISHWASHER
• ENSUITE BATHROOM
• DOUBLE VANITY
• WALK-IN CLOSET

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $292k.

Deal economics

• At list price, monthly cash flow is $-436 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (31.4% below list).
• Recommended offer: $200k (31.4% 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); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 1242 active listings in the ZIP; 20 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 16 days — a 2% lower offer ($288k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 $23k; list at $292k implies a 1170% 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 $200,355 (31.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.69% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.39%
• DSCR: 0.72
• GRM: 12.1

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: -27.3%
• Equity multiple: 0.08×
• Total profit: $-75,043
• Equity at exit: $43,549

10-year hold

• IRR: -25.3%
• Equity multiple: -0.23×
• Total profit: $-100,950
• Equity at exit: $25,253

Cash invested: $81,780 (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: 1242
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$1,532
• Tax est. 1.5%: −$365 /mo · $4,381/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-436

Break-even live

Break-even rent $2,555

Max offer price $229,034

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-335	+0% $-436	+5% $-537	+10% $-637
Rent	-10% $-594	-5% $-515	+0% $-436	+5% $-356	+10% $-277
Rate	-1.0pp $-289	-0.5pp $-361	base $-436	+0.5pp $-511	+1.0pp $-588

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: $73,018
• Closing costs: $8,762
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8450 N Travis Dr Citrus Springs, FL	4.0	2.0	1787	$1,900	$1.06	21d	1	0.27mi
8398 N Jay Dr Dunnellon, FL	3.0	2.0	1541	$1,700	$1.10	21d	1	0.29mi
696 W Hallam Dr Citrus Springs, FL	4.0	2.0	1797	$1,900	$1.06	21d	1	0.31mi
8190 N Wakefield Dr Dunnellon, FL	4.0	2.0	1772	$1,750	$0.99	21d	1	0.33mi
8180 N Wakefield Dr Dunnellon, FL	3.0	2.0	1502	$1,695	$1.13	21d	1	0.34mi
572 W Bluster Pl Dunnellon, FL	4.0	2.0	1630	$1,900	$1.17	21d	1	0.52mi
904 W Rum Pl Dunnellon, FL	3.0	2.0	1453	$1,699	$1.17	21d	1	0.65mi
9066 N Akola Way Citrus Springs, FL	3.0	2.0	1833	$2,150	$1.17	21d	1	0.75mi
9065 N Akola Way Citrus Springs, FL	3.0	2.0	1511	$1,795	$1.19	21d	1	0.76mi
754 W Deacon Pl Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	21d	1	0.87mi
8030 N Galena Ave Citrus Springs, FL	4.0	2.0	1833	$2,150	$1.17	21d	1	0.95mi
7908 N Galena Ave Citrus Springs, FL	4.0	2.5	1551	$1,850	$1.19	21d	1	1.01mi
1301 N Galgano St Dunnellon, FL	4.0	3.0	2381	$2,800	$1.18	21d	1	1.14mi
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	21d	1	1.18mi
7708 N Paris Dr Dunnellon, FL	3.0	2.0	1415	$1,800	$1.27	21d	1	1.22mi
9298 N Mendoza Way Citrus Springs, FL	3.0	2.0	1350	$1,800	$1.33	21d	1	1.26mi
8755 N Nobleton Way Dunnellon, FL	4.0	2.0	1449	$1,815	$1.25	21d	1	1.33mi
9779 N Langdon Rd Citrus Springs, FL	4.0	3.0	2274	$2,200	$0.97	21d	1	1.46mi
9475 N Camel Dr Dunnellon, FL	3.0	2.0	1670	$1,800	$1.08	21d	1	1.48mi
788 W Glenhaven Dr Citrus Springs, FL	4.0	2.0	1621	$1,800	$1.11	21d	1	1.48mi

Listing history 18 events

1. 2026-03-12
   status Pending

   Show marketing remark (1105 chars)

   Welcome to a spacious and inviting 4-bedroom, open-concept and all concrete block constructed home where design meets functional elegance. The seamless flow between living areas and the kitchen creates an expansive environment for both daily living and entertaining. The kitchen is a focal point of this home and designed for style and convenience including a stainless-steel range, microwave, built-in dishwasher, and refrigerator. Four well-appointed bedrooms and located in the front of the home and nearby a full bathroom. The primary bedroom features an ensuite bathroom, double vanity, and walk-in closet. The laundry room is complete with a washer and dryer. This residence embodies the perfect harmony of openness and privacy. The Cali is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation.

2. 2026-03-12
   status Pending 1124-char remark

   Show marketing remark (1105 chars)

   Welcome to a spacious and inviting 4-bedroom, open-concept and all concrete block constructed home where design meets functional elegance. The seamless flow between living areas and the kitchen creates an expansive environment for both daily living and entertaining. The kitchen is a focal point of this home and designed for style and convenience including a stainless-steel range, microwave, built-in dishwasher, and refrigerator. Four well-appointed bedrooms and located in the front of the home and nearby a full bathroom. The primary bedroom features an ensuite bathroom, double vanity, and walk-in closet. The laundry room is complete with a washer and dryer. This residence embodies the perfect harmony of openness and privacy. The Cali is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation.

3. 2026-03-12
   status Pending 1105-char remark

   Show marketing remark (1105 chars)

   Welcome to a spacious and inviting 4-bedroom, open-concept and all concrete block constructed home where design meets functional elegance. The seamless flow between living areas and the kitchen creates an expansive environment for both daily living and entertaining. The kitchen is a focal point of this home and designed for style and convenience including a stainless-steel range, microwave, built-in dishwasher, and refrigerator. Four well-appointed bedrooms and located in the front of the home and nearby a full bathroom. The primary bedroom features an ensuite bathroom, double vanity, and walk-in closet. The laundry room is complete with a washer and dryer. This residence embodies the perfect harmony of openness and privacy. The Cali is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation.

4. 2026-03-03
   price $292,070 1105-char remark

   Show marketing remark (1124 chars)

   Welcome to a spacious and inviting 4-bedroom, open-concept and all concrete block constructed home where design meets functional elegance. The seamless flow between living areas and the kitchen creates an expansive environment perfect for both daily living and entertaining. The kitchen is a focal point of this home and designed for style and convenience including a stainless-steel range, microwave, built-in dishwasher, and refrigerator. Four well-appointed bedrooms and located in the front of the home and nearby a full bathroom. The primary bedroom features an ensuite bathroom, double vanity, and walk-in closet. The laundry room is complete with a washer and dryer. This residence embodies the perfect harmony of openness and privacy. The Cali is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

5. 2026-03-03
   price $292,070 1124-char remark

   Show marketing remark (1124 chars)

   Welcome to a spacious and inviting 4-bedroom, open-concept and all concrete block constructed home where design meets functional elegance. The seamless flow between living areas and the kitchen creates an expansive environment perfect for both daily living and entertaining. The kitchen is a focal point of this home and designed for style and convenience including a stainless-steel range, microwave, built-in dishwasher, and refrigerator. Four well-appointed bedrooms and located in the front of the home and nearby a full bathroom. The primary bedroom features an ensuite bathroom, double vanity, and walk-in closet. The laundry room is complete with a washer and dryer. This residence embodies the perfect harmony of openness and privacy. The Cali is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

6. 2026-03-03
   price $292,070

   Show marketing remark (1124 chars)

   Welcome to a spacious and inviting 4-bedroom, open-concept and all concrete block constructed home where design meets functional elegance. The seamless flow between living areas and the kitchen creates an expansive environment perfect for both daily living and entertaining. The kitchen is a focal point of this home and designed for style and convenience including a stainless-steel range, microwave, built-in dishwasher, and refrigerator. Four well-appointed bedrooms and located in the front of the home and nearby a full bathroom. The primary bedroom features an ensuite bathroom, double vanity, and walk-in closet. The laundry room is complete with a washer and dryer. This residence embodies the perfect harmony of openness and privacy. The Cali is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

7. 2026-02-24
   listed $291,070 Active

   Show marketing remark (1105 chars)

   Welcome to a spacious and inviting 4-bedroom, open-concept and all concrete block constructed home where design meets functional elegance. The seamless flow between living areas and the kitchen creates an expansive environment for both daily living and entertaining. The kitchen is a focal point of this home and designed for style and convenience including a stainless-steel range, microwave, built-in dishwasher, and refrigerator. Four well-appointed bedrooms and located in the front of the home and nearby a full bathroom. The primary bedroom features an ensuite bathroom, double vanity, and walk-in closet. The laundry room is complete with a washer and dryer. This residence embodies the perfect harmony of openness and privacy. The Cali is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation.

8. 2026-02-24
   listed $291,070 Active 1124-char remark

   Show marketing remark (1105 chars)

   Welcome to a spacious and inviting 4-bedroom, open-concept and all concrete block constructed home where design meets functional elegance. The seamless flow between living areas and the kitchen creates an expansive environment for both daily living and entertaining. The kitchen is a focal point of this home and designed for style and convenience including a stainless-steel range, microwave, built-in dishwasher, and refrigerator. Four well-appointed bedrooms and located in the front of the home and nearby a full bathroom. The primary bedroom features an ensuite bathroom, double vanity, and walk-in closet. The laundry room is complete with a washer and dryer. This residence embodies the perfect harmony of openness and privacy. The Cali is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation.

9. 2026-02-24
   listed $291,070 Active 1105-char remark

   Show marketing remark (1105 chars)

   Welcome to a spacious and inviting 4-bedroom, open-concept and all concrete block constructed home where design meets functional elegance. The seamless flow between living areas and the kitchen creates an expansive environment for both daily living and entertaining. The kitchen is a focal point of this home and designed for style and convenience including a stainless-steel range, microwave, built-in dishwasher, and refrigerator. Four well-appointed bedrooms and located in the front of the home and nearby a full bathroom. The primary bedroom features an ensuite bathroom, double vanity, and walk-in closet. The laundry room is complete with a washer and dryer. This residence embodies the perfect harmony of openness and privacy. The Cali is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation.

10. 2025-11-13
    soldstatus $23,000 Closed
11. 2025-11-13
    soldstatus $23,000 Closed
12. 2025-10-14
    status Pending
13. 2025-08-29
    status Pending
14. 2025-08-24
    listed $23,000 Active
15. 2025-08-20
    listed $23,000 Active
16. 2021-07-19
    soldstatus $225,000
17. 2019-12-06
    soldstatus $4,000
18. 2019-11-12
    listed $5,500

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,043
• − Mortgage interest: −$16,360
• − Property taxes: −$4,381
• − Insurance: −$1,460
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$8,497
• Taxable loss: −$10,503
• Est. tax savings @ 24.0%: +$2,521
• After-tax cash flow: $-2,707/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

+5210.4% since first listed

18 events — show timeline

• 2026-03-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Pending — HCAR
• 2026-03-12 Pending — RACC
• 2026-03-03 Price Changed $292,070 RACC
• 2026-03-03 Price Changed $292,070 HCAR
• 2026-03-03 Price Changed $292,070 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Listed $291,070 RACC
• 2026-02-24 Listed $291,070 HCAR
• 2026-02-24 Listed $291,070 Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Sold (MLS) $23,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Sold (MLS) $23,000 RACC
• 2025-10-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Pending — RACC
• 2025-08-24 Listed $23,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-20 Listed $23,000 RACC
• 2021-07-19 Sold (Public Records) $225,000 Public Records
• 2019-12-06 Sold (MLS) $4,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-12 Listed $5,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.1%/yr

Latest (2025): $226 · +35.1% YoY. Source: county tax records.