23 N Barbour St · Beverly Hills, FL 34465

$139,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 168 Days on market

Built 1966 9,000 sqft lot Est $144k · at est.

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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 +19.7/30.0
• ARV discount +9.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• 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

CALLING ALL HANDY MAN. THIS HOME NEEDS TLC. FEATURES 2 BDRMS 1 FULL BATH, LIVING ROOM, KITCHEN, SCREENED PORCH AND DECKING IN YARD.

Key facts

• Spacious backyard
• Covered carport
• Split floor plan

Tags

• SPACIOUS BACKYARD
• COVERED CARPORT
• COSMETIC UPDATES
• SPLIT FLOOR PLAN
• FLEX ROOM

Property features AI

Exterior

• Parking: Attached carport; Paved driveway; 1 total parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Stucco construction; Metal roof; Block and slab foundation; Built as a one-level home
• Exterior features: Rectangular lot; Paved road access; No pool

Interior

• Kitchen: Dishwasher, Microwave, Oven, Range, Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tile flooring; Dishwasher, Microwave, Oven, Range, Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.8% in Beverly Hills — 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 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: Central Ridge Elementary School (math 41% / reading 44%, grade F, #1,383 of 2,144 statewide, top 65%, 723 students, 64% FRL); Citrus Springs Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 821 students, 59% 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; 9 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 30% 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 $961 of loan paydown is wiped out by about $4k 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 168 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $61k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $143,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 N Wadsworth Ave	0.07mi	2/1.5	832 (-1%)	6mo	$160,000	$192	89
16 N Jackson St	0.20mi	2/1.0	912 (+9%)	3mo	$84,000	$92	74
27 E Lemon St	0.12mi	2/1.0	950 (+13%)	1mo	$94,000	$99	72
4 New North Ct	0.62mi	2/1.0	840 (0%)	1mo	$145,000	$173	70
18 S Harrison St	0.39mi	2/1.0	900 (+7%)	2mo	$120,000	$133	68
49 S Lee St	0.74mi	2/1.0	840 (0%)	1mo	$172,000	$205	65
31 N Harrison St	0.28mi	2/2.0	936 (+11%)	7mo	$172,000	$184	58
5 N Lincoln Ave	0.46mi	2/1.0	936 (+11%)	4mo	$160,000	$171	56
41 S Lincoln Ave	0.66mi	2/2.0	874 (+4%)	6mo	$130,000	$149	54
53 S Jefferson St	0.58mi	2/1.0	936 (+11%)	3mo	$152,000	$162	51
58 S Jackson St	0.63mi	2/1.0	932 (+11%)	5mo	$147,000	$158	48
22 Roosevelt Blvd	0.73mi	2/1.0	936 (+11%)	4mo	$166,900	$178	44

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-12,095
• Equity at exit: $20,725

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $2,910
• Equity at exit: $12,018

Cash invested: $38,920 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$729
• Tax from tax record: −$148 /mo · $1,774/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $164

Break-even live

Break-even rent $1,183

Max offer price $139,000

Occupancy floor 83%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	21d	1	0.26mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	21d	1	0.28mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	21d	1	0.40mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	21d	1	0.52mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	21d	1	0.57mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	21d	1	0.59mi
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	21d	1	0.64mi
7 Donna Ct Beverly Hills, FL	1.0	1.0	675	$1,225	$1.81	21d	1	0.89mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	21d	1	0.98mi

Listing history 14 events

1. 2026-05-19
   price $139,000
2. 2026-04-07
   price $149,000
3. 2026-01-27
   price $169,900
4. 2026-01-07
   status Active
5. 2025-11-04
   historical
6. 2025-10-06
   listed $199,900 Active
7. 2022-11-16
   historical
8. 2022-06-10
   soldstatus $495,900
9. 2015-01-16
   soldstatus $17,500 131-char remark

   Show marketing remark (131 chars)

   CALLING ALL HANDY MAN. THIS HOME NEEDS TLC. FEATURES 2 BDRMS 1 FULL BATH, LIVING ROOM, KITCHEN, SCREENED PORCH AND DECKING IN YARD.

10. 2014-10-03
    listed $19,800 131-char remark

    Show marketing remark (131 chars)

    CALLING ALL HANDY MAN. THIS HOME NEEDS TLC. FEATURES 2 BDRMS 1 FULL BATH, LIVING ROOM, KITCHEN, SCREENED PORCH AND DECKING IN YARD.

11. 2007-03-30
    soldstatus $75,000
12. 2007-03-28
    soldstatus $75,000 141-char remark

    Show marketing remark (141 chars)

    Affordable 2 bedroom, 1 bath with carport and workshop. Quiet neighborhood, terrazzo floors, wall A/C unit, and radiant heat. Needs some TLC.

13. 2006-11-01
    listed $79,900 141-char remark

    Show marketing remark (141 chars)

    Affordable 2 bedroom, 1 bath with carport and workshop. Quiet neighborhood, terrazzo floors, wall A/C unit, and radiant heat. Needs some TLC.

14. 1984-03-01
    soldstatus $28,000

ⓘ 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: $1,774 · $148/mo
• Projected year-2 tax: $1,774 · $148/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $16,684
• − Mortgage interest: −$7,786
• − Property taxes: −$1,774
• − Insurance: −$695
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$4,044
• Taxable loss: −$285
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $2,032/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

+396.4% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $139,000 RACC
• 2026-04-07 Price Changed $149,000 RACC
• 2026-01-27 Price Changed $169,900 RACC
• 2026-01-07 Relisted — RACC
• 2025-11-04 Delisted — RACC
• 2025-10-06 Listed $199,900 RACC
• 2022-11-16 Rental Removed — STELLARMLS
• 2022-06-10 Sold (Public Records) $495,900 Public Records
• 2015-01-16 Sold (MLS) $17,500 RACC
• 2014-10-03 Listed $19,800 RACC
• 2007-03-30 Sold (Public Records) $75,000 Public Records
• 2007-03-28 Sold (MLS) $75,000 RACC
• 2006-11-01 Listed $79,900 RACC
• 1984-03-01 Sold (Public Records) $28,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $1,774 · +3.5% YoY. Source: county tax records.