37 S Monroe St · Beverly Hills, FL 34465

$115,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 2 Days on market

Built 1972 9,148 sqft lot Est $145k · 21% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.8/10.0
• 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

Perfectly priced for value, this property is a blank canvas ready for your personal touch. Whether you are aiming to flip or build a personal sweat-equity portfolio, the solid bones and functional layout provide the perfect foundation. Featuring 2 bedrooms, 1 bathroom, 1-car garage and utility shed, this fixer-upper is an ideal opportunity for investors or DIY enthusiasts looking to customize a Florida home. Bring your vision and ideas to create instant equity! Schedule your tour today!

Key facts

• 9,148 sq ft lot
• Garage
• Built 1972

Property features AI

Exterior

• Parking: Attached garage (1 car); Driveway; Concrete surfaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Stucco construction; Block foundation; Asphalt shingle roof; Built as residential single family
• Exterior features: Rectangular lot; Paved city street frontage; Publicly maintained road; Shed(s)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Concrete flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.4% 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: Forest Ridge Elementary School (math 55% / reading 59%, grade C+, #781 of 2,144 statewide, top 38%, 708 students, 67% 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 57% FRL track the district average.
• Market conditions: 401 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $115,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.18% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $145,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 New North Ct	0.22mi	2/1.0	840 (-3%)	2mo	$145,000	$173	84
18 S Harrison St	0.17mi	2/1.0	900 (+4%)	2mo	$120,000	$133	83
11 Polk St	0.28mi	1/1.0 (-1)	861 (-0%)	0mo	$145,000	$168	81
49 S Lee St	0.34mi	2/1.0	840 (-3%)	1mo	$172,000	$205	78
53 S Jefferson St	0.13mi	2/1.0	936 (+8%)	3mo	$152,000	$162	78
75 Rose Ave	0.59mi	2/1.0	864 (0%)	2mo	$170,000	$197	71
22 Roosevelt Blvd	0.26mi	2/1.0	936 (+8%)	4mo	$166,900	$178	71
16 N Jackson St	0.40mi	2/1.0	912 (+6%)	3mo	$84,000	$92	69
5 N Lincoln Ave	0.43mi	2/1.0	936 (+8%)	4mo	$160,000	$171	63
20 S Osceola St	0.54mi	2/1.0	936 (+8%)	0mo	$150,000	$160	60
27 E Lemon St	0.54mi	2/1.0	950 (+10%)	1mo	$94,000	$99	57
8 N Fillmore St	0.39mi	2/1.0	992 (+15%)	1mo	$142,000	$143	56

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $417
• Equity at exit: $17,147

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $24,921
• Equity at exit: $9,943

Cash invested: $32,200 (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: 401
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$603
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $299

Break-even live

Break-even rent $983

Max offer price $115,000

Occupancy floor 73%

Sensitivity live

Price	-10% $364	-5% $332	+0% $299	+5% $266	+10% $234
Rent	-10% $191	-5% $245	+0% $299	+5% $353	+10% $407
Rate	-1.0pp $357	-0.5pp $328	base $299	+0.5pp $269	+1.0pp $239

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	23d	1	0.03mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	23d	1	0.08mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	23d	1	0.18mi
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	23d	1	0.24mi
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	23d	1	0.26mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	23d	1	0.33mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	23d	1	0.49mi
7 Donna Ct Beverly Hills, FL	1.0	1.0	675	$1,225	$1.81	23d	1	0.54mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	23d	1	0.56mi
12 Montana St Beverly Hills, FL	2.0	1.0	1088	$1,700	$1.56	23d	1	1.39mi

Listing history 4 events

1. 2026-06-18
   status $115,000 Pending 2 DOM
2. 2026-06-18
   days on market $115,000 Active 2 DOM
3. 2026-06-17
   remarks 494-char remark
4. 2026-06-17
   listed $115,000 Active 1 DOM

ⓘ 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: $1,503 · $125/mo
• Projected year-2 tax: $1,503 · $125/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 4/10 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: $16,332
• − Mortgage interest: −$6,442
• − Property taxes: −$1,503
• − Insurance: −$575
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$3,345
• Taxable income: $1,854
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $3,143/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

1 event — show timeline

• 2026-06-16 Listed $115,000 RACC

Property tax history

+10.2%/yr

Latest (2025): $1,503 · +7.8% YoY. Source: county tax records.