2871 W Redgate Dr · Pine Ridge, FL 34434

$283,990

4 bd · 2.0 ba · 1,811 sqft · Land · 73 Days on market

Built 2026 10,000 sqft lot

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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).

• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

4 bed | 2 bath | 2-bay | 1811 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

Key facts

• Open design
• Chef's dream kitchen
• Private bath

Tags

• NEW CONSTRUCTION HOME
• OPEN DESIGN
• CHEF'S DREAM KITCHEN
• ELEGANT QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BATH

Property features AI

Finance

• Other: Lot size approximately 0.23 acres (about 929 sq meters); Paved public maintained road; Builder license CGC1517458; Living area reported by builder: 1,811 (units: square feet); Building area total reported by builder: 2,191 (units: square feet); Total rooms: 7; Unfurnished; No CDD; No lease restrictions

Exterior

• Parking: Attached 2-car garage (19x20) with garage door opener; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; Under construction (projected completion: 2026-08-24); One level; Southwest facing; New construction; PDR zoning
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Century Complete (model: BRASELTON B6)
• Exterior features: Exterior lighting; Sidewalk; Sliding doors; Other exterior features

Interior

• Kitchen: Range; Microwave; Dishwasher; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Stone counters; Thermostat; Walk-in closets; Double pane / insulated / thermal windows; Smoke detector(s)
• Laundry & utility: Laundry room inside the home

🏗️ 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 $284k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (28.1% below list).
• Recommended offer: $204k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.4% in Pine Ridge — 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 67/100 on livability (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing 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: 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); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 1247 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% 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 73 days — a 6% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

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 $204,211 (28.1% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.27%
• DSCR: 0.77
• GRM: 11.6

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: -25.3%
• Equity multiple: 0.14×
• Total profit: $-68,236
• Equity at exit: $42,344

10-year hold

• IRR: -21.4%
• Equity multiple: -0.11×
• Total profit: $-87,943
• Equity at exit: $24,554

Cash invested: $79,517 (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: 1247
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,489
• Tax est. 1.5%: −$355 /mo · $4,260/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-349

Break-even live

Break-even rent $2,484

Max offer price $233,442

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-251	+0% $-349	+5% $-447	+10% $-546
Rent	-10% $-511	-5% $-430	+0% $-349	+5% $-269	+10% $-188
Rate	-1.0pp $-206	-0.5pp $-277	base $-349	+0.5pp $-423	+1.0pp $-498

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: $70,998
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7047 N Lime Dr Citrus Springs, FL	4.0	2.0	1630	$1,900	$1.17	23d	1	0.27mi
7062 N Regent Ter Citrus Springs, FL	4.0	2.0	1621	$1,700	$1.05	23d	1	0.36mi
7061 N Outrigger Ter Citrus Springs, FL	4.0	2.0	1621	$1,700	$1.05	23d	1	0.38mi
6865 N Pavilion Loop Citrus Springs, FL	4.0	2.0	1674	$1,850	$1.11	23d	1	0.38mi
3272 W Fairbank Dr Citrus Springs, FL	4.0	2.0	1774	$2,050	$1.16	23d	1	0.81mi
3467 W Seahorse Ln Dunnellon, FL	4.0	2.5	1846	$2,100	$1.14	23d	1	0.81mi
2195 W Tall Oaks Dr Beverly Hills, FL	3.0	2.0	1688	$2,200	$1.30	23d	1	0.87mi
2117 W Swanson Dr Citrus Springs, FL	4.0	2.0	1580	$1,850	$1.17	23d	1	0.89mi
7175 N Varsity Ave Citrus Springs, FL	3.0	2.0	1428	$1,795	$1.26	23d	1	0.93mi
3732 W Wilburton Dr Dunnellon, FL	4.0	2.0	1615	$1,775	$1.10	23d	1	0.99mi
5825 N Larkspur Way Beverly Hills, FL	3.0	2.0	1618	$2,300	$1.42	23d	1	1.00mi
5950 N Petunia Ter Beverly Hills, FL	3.0	2.0	2173	$2,500	$1.15	23d	1	1.15mi
8006 N Voyager Dr Citrus Springs, FL	4.0	2.0	1636	$1,899	$1.16	23d	1	1.23mi
1912 W Quaker Ln Citrus Springs, FL	4.0	2.0	1636	$1,895	$1.16	23d	1	1.32mi
7938 N Maltese Dr Citrus Springs, FL	4.0	2.0	1833	$2,150	$1.17	23d	1	1.33mi
1482 W Manchester Dr Dunnellon, FL	3.0	2.0	1540	$1,695	$1.10	23d	1	1.45mi

Listing history 28 events

1. 2026-06-21
   days on market $283,990 Active 73 DOM
2. 2026-06-19
   days on market $283,990 Active 71 DOM
3. 2026-06-18
   days on market $283,990 Active 70 DOM
4. 2026-06-17
   days on market $283,990 Active 69 DOM
5. 2026-06-16
   days on market $283,990 Active 68 DOM
6. 2026-06-15
   days on market $283,990 Active 67 DOM
7. 2026-06-14
   days on market $283,990 Active 65 DOM
8. 2026-06-13
   days on market $283,990 Active 64 DOM
9. 2026-06-09
   days on market $283,990 Active 61 DOM
10. 2026-06-08
    days on market $283,990 Active 60 DOM
11. 2026-06-07
    days on market $283,990 Active 59 DOM
12. 2026-06-03
    days on market $283,990 Active 55 DOM
13. 2026-06-02
    days on market $283,990 Active 54 DOM
14. 2026-06-01
    days on market $283,990 Active 53 DOM
15. 2026-05-31
    days on market $283,990 Active 52 DOM
16. 2026-05-30
    days on market $283,990 Active 51 DOM
17. 2026-04-24
    price $283,990 651-char remark

    Show marketing remark (723 chars)

    Under Construction. Discover Your Dream Home in the Citrus Springs Community! Discover modern living with the Braselton Plan a charming single-story home. The open design seamlessly connects the Living, Dining, and Kitchen areas. The chef’s dream kitchen features cabinetry, elegant quartz countertops, and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. The expansive primary suite offers a bath with dual vanity sinks and a spacious walk-in closet. With three additional bedrooms, a whole secondary bath, and a two-car garage, this home is perfect. . Energy-efficient Low-E insulated dual-pane vinyl windows and a one-year limited warranty ensure comfort and peace of mind.

18. 2026-04-24
    price $283,990 723-char remark

    Show marketing remark (723 chars)

    Under Construction. Discover Your Dream Home in the Citrus Springs Community! Discover modern living with the Braselton Plan a charming single-story home. The open design seamlessly connects the Living, Dining, and Kitchen areas. The chef’s dream kitchen features cabinetry, elegant quartz countertops, and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. The expansive primary suite offers a bath with dual vanity sinks and a spacious walk-in closet. With three additional bedrooms, a whole secondary bath, and a two-car garage, this home is perfect. . Energy-efficient Low-E insulated dual-pane vinyl windows and a one-year limited warranty ensure comfort and peace of mind.

19. 2026-04-24
    price $283,990

    Show marketing remark (723 chars)

    Under Construction. Discover Your Dream Home in the Citrus Springs Community! Discover modern living with the Braselton Plan a charming single-story home. The open design seamlessly connects the Living, Dining, and Kitchen areas. The chef’s dream kitchen features cabinetry, elegant quartz countertops, and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. The expansive primary suite offers a bath with dual vanity sinks and a spacious walk-in closet. With three additional bedrooms, a whole secondary bath, and a two-car garage, this home is perfect. . Energy-efficient Low-E insulated dual-pane vinyl windows and a one-year limited warranty ensure comfort and peace of mind.

20. 2026-04-10
    listed $290,990 Active 723-char remark

    Show marketing remark (651 chars)

    4 bed | 2 bath | 2-bay | 1811 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

21. 2026-04-10
    listed $290,990 Active 651-char remark

    Show marketing remark (651 chars)

    4 bed | 2 bath | 2-bay | 1811 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

22. 2026-04-09
    listed $290,990 Active
23. 2024-05-23
    soldstatus $368,000
24. 2024-05-21
    soldstatus $16,000 Closed
25. 2023-11-20
    historical Active Under Contract
26. 2023-11-11
    price $12,900
27. 2023-11-11
    price $29,000
28. 2023-11-10
    listed $2,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,505
• − Mortgage interest: −$15,908
• − Property taxes: −$4,260
• − Insurance: −$1,420
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$8,262
• Taxable loss: −$9,265
• Est. tax savings @ 24.0%: +$2,224
• After-tax cash flow: $-1,968/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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Ridge, FL
• County: Citrus County · 111,314 people
• City population: 18,514
• 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

+9692.8% since first listed

12 events — show timeline

• 2026-04-24 Price Changed $283,990 Zillow
• 2026-04-24 Price Changed $283,990 RACC
• 2026-04-24 Price Changed $283,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $290,990 RACC
• 2026-04-10 Listed $290,990 Zillow
• 2026-04-09 Listed $290,990 Stellar MLS as Distributed by MLS Grid
• 2024-05-23 Sold (Public Records) $368,000 Public Records
• 2024-05-21 Sold (MLS) $16,000 Beaches MLS
• 2023-11-20 Contingent — Beaches MLS
• 2023-11-11 Price Changed $12,900 Beaches MLS
• 2023-11-11 Price Changed $29,000 Beaches MLS
• 2023-11-10 Listed $2,900 Beaches MLS

Property tax history

+22.7%/yr

Latest (2025): $419 · +42.1% YoY. Source: county tax records.