29 S Jefferson St · Beverly Hills, FL 34465

$160,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 92 Days on market

Built 1972 9,000 sqft lot Est $150k · 7% over

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Why this score? — see what drove the D- 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 +14.3/30.0
• DSCR +4.4/10.0
• ARV discount +4.4/15.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• 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

2 bedrooms 1 bath house in high elevation area (no flood zone) new windows installation in 2024, new private fence installed in 2025, new roof installed in 2021, new paint interior and exterior. close to park, shed (storage room) gas fireplace. laminated wood floor and carpet in bedrooms.

Key facts

• Attached carport
• Metal private fence
• Reroof

Tags

• ENCLOSED PORCH
• ATTACHED CARPORT
• NEW PAINT
• NEW WINDOWS
• METAL PRIVATE FENCE
• REROOF

Property features AI

Finance

• Other: Zoning: MDR

Exterior

• Parking: Attached carport; Driveway; Concrete surfaces; 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Stucco construction; Block and slab foundation; Built with asphalt shingle roof
• Exterior features: Asphalt shingle roof; Rolling slope lot; Rectangular lot; Paved road frontage on a county road

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Gas fireplace; Microwave, Oven, Range, Refrigerator
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $30 ($362/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (13.9% below list).
• Recommended offer: $138k (13.9% below list) — sets the bar for 1% rule.

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: 401 active listings in the ZIP; 10 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 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 $1k of loan paydown is wiped out by about $5k 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 92 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $160k implies a 240% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,757 (13.9% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 0.86% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $149,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 S Harrison St	0.16mi	2/1.0	900 (-4%)	2mo	$120,000	$133	84
27 E Lemon St	0.47mi	2/1.0	950 (+2%)	1mo	$94,000	$99	75
20 S Osceola St	0.59mi	2/1.0	936 (0%)	0mo	$150,000	$160	72
8 N Fillmore St	0.37mi	2/1.0	992 (+6%)	1mo	$142,000	$143	72
4 New North Ct	0.25mi	2/1.0	840 (-10%)	2mo	$145,000	$173	70
8 N Monroe St	0.28mi	2/1.0	1,032 (+10%)	1mo	$148,325	$144	70
11 Polk St	0.30mi	1/1.0 (-1)	861 (-8%)	0mo	$145,000	$168	68
49 S Lee St	0.42mi	2/1.0	840 (-10%)	1mo	$172,000	$205	62
11 Roosevelt Blvd	0.34mi	3/2.0 (+1)	1,016 (+8%)	1mo	$175,000	$172	60
75 Rose Ave	0.64mi	2/1.0	864 (-8%)	2mo	$170,000	$197	56
8 S Columbus St	0.55mi	2/2.0	1,045 (+12%)	2mo	$165,000	$158	49
27 N Davis St	0.61mi	3/1.5 (+1)	1,055 (+13%)	2mo	$155,000	$147	42

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-24,015
• Equity at exit: $23,857

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-18,474
• Equity at exit: $13,834

Cash invested: $44,800 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$839
• Tax from tax record: −$152 /mo · $1,829/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $30

Break-even live

Break-even rent $1,339

Max offer price $160,000

Occupancy floor 93%

Sensitivity live

Price	-10% $121	-5% $75	+0% $30	+5% $-15	+10% $-60
Rent	-10% $-79	-5% $-24	+0% $30	+5% $85	+10% $139
Rate	-1.0pp $111	-0.5pp $71	base $30	+0.5pp $-11	+1.0pp $-53

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: $40,000
• Closing costs: $4,800
• 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	22d	1	0.09mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	22d	1	0.13mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	22d	1	0.15mi
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	22d	1	0.19mi
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	22d	1	0.26mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	22d	1	0.27mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	22d	1	0.55mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	22d	1	0.56mi
7 Donna Ct Beverly Hills, FL	1.0	1.0	675	$1,225	$1.81	22d	1	0.56mi
12 Montana St Beverly Hills, FL	2.0	1.0	1088	$1,700	$1.56	22d	1	1.44mi

Listing history 23 events

1. 2026-06-19
   days on market $160,000 Active 92 DOM
2. 2026-06-18
   days on market $160,000 Active 91 DOM
3. 2026-06-17
   days on market $160,000 Active 90 DOM
4. 2026-06-16
   days on market $160,000 Active 89 DOM
5. 2026-06-15
   days on market $160,000 Active 88 DOM
6. 2026-06-14
   days on market $160,000 Active 86 DOM
7. 2026-06-13
   days on market $160,000 Active 85 DOM
8. 2026-06-09
   days on market $160,000 Active 82 DOM
9. 2026-06-08
   days on market $160,000 Active 81 DOM
10. 2026-06-07
    days on market $160,000 Active 80 DOM
11. 2026-06-03
    days on market $160,000 Active 76 DOM
12. 2026-06-02
    days on market $160,000 Active 75 DOM
13. 2026-06-01
    days on market $160,000 Active 74 DOM
14. 2026-05-31
    days on market $160,000 Active 73 DOM
15. 2026-05-30
    days on market $160,000 Active 72 DOM
16. 2026-04-21
    price $170,000
17. 2026-03-19
    listed $175,000 Active
18. 2026-03-17
    price $175,000 289-char remark

    Show marketing remark (289 chars)

    2 bedrooms 1 bath house in high elevation area (no flood zone) new windows installation in 2024, new private fence installed in 2025, new roof installed in 2021, new paint interior and exterior. close to park, shed (storage room) gas fireplace. laminated wood floor and carpet in bedrooms.

19. 2026-02-14
    price $170,000 289-char remark

    Show marketing remark (289 chars)

    2 bedrooms 1 bath house in high elevation area (no flood zone) new windows installation in 2024, new private fence installed in 2025, new roof installed in 2021, new paint interior and exterior. close to park, shed (storage room) gas fireplace. laminated wood floor and carpet in bedrooms.

20. 2026-01-23
    listed $178,000 Active 289-char remark

    Show marketing remark (289 chars)

    2 bedrooms 1 bath house in high elevation area (no flood zone) new windows installation in 2024, new private fence installed in 2025, new roof installed in 2021, new paint interior and exterior. close to park, shed (storage room) gas fireplace. laminated wood floor and carpet in bedrooms.

21. 2017-06-08
    soldstatus $47,000
22. 1990-01-01
    soldstatus $10,000
23. 1989-12-01
    soldstatus $10,000

ⓘ 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: $1,829 · $152/mo
• Projected year-2 tax: $1,829 · $152/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: $16,531
• − Mortgage interest: −$8,962
• − Property taxes: −$1,829
• − Insurance: −$800
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$4,655
• Taxable loss: −$2,360
• Est. tax savings @ 24.0%: +$566
• After-tax cash flow: $928/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

+1600.0% since first listed

8 events — show timeline

• 2026-04-21 Price Changed $170,000 RACC
• 2026-03-19 Listed $175,000 RACC
• 2026-03-17 Price Changed $175,000 ForSaleByOwner.com
• 2026-02-14 Price Changed $170,000 ForSaleByOwner.com
• 2026-01-23 Listed $178,000 ForSaleByOwner.com
• 2017-06-08 Sold (Public Records) $47,000 Public Records
• 1990-01-01 Sold (Public Records) $10,000 Public Records
• 1989-12-01 Sold (Public Records) $10,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,829 · +7.6% YoY. Source: county tax records.