1705 Eden Dr · Inverness, FL 34450

$200,000

3 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 7 Days on market

Built 1961 0.32 ac lot Est $265k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious 3-bedroom, 2-bath single-family residence located in the heart of Inverness. Situated on a generously sized lot, this property offers plenty of outdoor space for entertaining, gardening, or storing your recreational toys. Inside, you'll find a functional layout with comfortable living areas, ample natural light, and great potential to make it your own. The large yard provides privacy and room to enjoy Florida living year-round. Conveniently located near shopping, dining, schools, parks, lakes, and all that Citrus County's Nature Coast lifestyle has to offer.

Key facts

• Ample natural light
• Generously sized lot
• Large yard

Tags

• SINGLE-FAMILY RESIDENCE
• GENEROUSLY SIZED LOT
• OUTDOOR SPACE
• FUNCTIONAL LAYOUT
• AMPLE NATURAL LIGHT
• LARGE YARD

Property features AI

Finance

• Other: Property classified as residential, single family; Lot approximately 0.32 acres (dimensions ~115 x 72); Living area about 1,776 square feet
• HOA & community: No association indicated; No association approval required

Exterior

• Utilities: Public utilities; Sewer: Other; Water source: See remarks
• Home design: Single family residence; Single-story (One level); East-facing
• Construction: Block construction; Other roof; Slab foundation; Built on one level
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room and dining room combined; Split bedroom floorplan
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $11 ($128/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 $175k (12.3% below list).
• Recommended offer: $175k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.9% in Inverness — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#564 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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.
• Market conditions: 208 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $162k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $175,323 (12.3% below list)

Questions for the listing agent

1. Built in 1961 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $264,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1801 Eden Dr	0.03mi	3/2.0	1,694 (-5%)	10mo	$200,000	$118	83
1309 Emerson St	0.37mi	3/2.0	1,760 (-1%)	4mo	$160,000	$91	78
729 Sinclair Ter	0.08mi	4/2.0 (+1)	1,907 (+7%)	10mo	$315,000	$165	70
1809 Teasdale St	0.20mi	3/2.0	1,588 (-11%)	4mo	$250,000	$157	70
2316 S Shelly Ave	0.20mi	3/2.0	1,985 (+12%)	10mo	$324,500	$163	63
1403 Lake Shore Dr	0.29mi	3/2.0	1,541 (-13%)	3mo	$230,000	$149	62
2319 S Shelly Ave	0.19mi	3/2.0	1,515 (-15%)	10mo	$330,685	$218	58
810 Eden Dr	0.74mi	3/2.0	1,745 (-2%)	8mo	$269,800	$155	56
7555 E Shore Dr	0.60mi	4/2.0 (+1)	1,760 (-1%)	12mo	$151,250	$86	55
1303 Claymore St	0.41mi	3/3.0	1,917 (+8%)	14mo	$221,000	$115	52
1215 E Bucknell Ave	0.73mi	3/2.0	1,921 (+8%)	9mo	$170,100	$89	45
1880 S Westlake Dr	0.75mi	4/2.5 (+1)	1,922 (+8%)	6mo	$278,000	$145	39

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-31,706
• Equity at exit: $29,821

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-26,643
• Equity at exit: $17,292

Cash invested: $56,000 (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 34450

• Home prices YoY: -18.7%
• Active inventory: 208
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$242 /mo · $2,906/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $11

Break-even live

Break-even rent $1,740

Max offer price $200,000

Occupancy floor 94%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
732 Sinclair Ter Inverness, FL	3.0	2.0	1347	$1,700	$1.26	21d	1	0.10mi
1017 Carnegie Dr Inverness, FL	3.0	2.0	1334	$1,800	$1.35	21d	1	0.47mi
1112 Eden Dr Inverness, FL	3.0	2.0	1334	$1,750	$1.31	21d	1	0.50mi
908 Columbia Ln Inverness, FL	3.0	2.0	1334	$1,800	$1.35	21d	1	0.94mi
415 W Circlewood St Inverness, FL	3.0	2.0	1621	$1,850	$1.14	21d	1	1.15mi
6874 E Culpepper Ct Inverness, FL	2.0	2.0	1233	$1,600	$1.30	21d	1	1.17mi
608 Whitney Ave Inverness, FL	3.0	2.0	1288	$1,660	$1.29	21d	1	1.22mi
3521 S Belgrave Dr Inverness, FL	2.0	2.0	1554	$2,250	$1.45	21d	1	1.27mi
3367 S Dalton Ter Inverness, FL	3.0	2.0	1357	$1,795	$1.32	21d	1	1.38mi

Listing history 7 events

1. 2026-06-19
   days on market $200,000 Active 7 DOM
2. 2026-06-18
   days on market $200,000 Active 6 DOM
3. 2026-06-17
   days on market $200,000 Active 5 DOM
4. 2026-06-16
   days on market $200,000 Active 4 DOM
5. 2026-06-15
   days on market $200,000 Active 3 DOM
6. 2026-06-13
   remarks 594-char remark
7. 2026-06-13
   listed $200,000 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: $2,906 · $242/mo
• Projected year-2 tax: $2,906 · $242/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 ≥107°F today · 24 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: $21,039
• − Mortgage interest: −$11,203
• − Property taxes: −$2,906
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$5,818
• Taxable loss: −$3,255
• Est. tax savings @ 24.0%: +$781
• After-tax cash flow: $910/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 — Inverness

• Score: 67/100
• State rank: #564
• US rank: #10791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,621
• Population (ZIP): 10,408

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 8% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% Tagalog/Filipino 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: ▼ -72.56%
• Current HPI: 315.9725
• Rent YoY: —
• Metro: —
• 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

+900.0% since first listed

5 events — show timeline

• 2026-06-12 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-17 Sold (Public Records) $162,000 Public Records
• 2004-05-12 Sold (Public Records) $70,000 Public Records
• 1982-11-01 Sold (Public Records) $34,000 Public Records
• 1974-04-01 Sold (Public Records) $20,000 Public Records

Property tax history

+20.0%/yr

Latest (2025): $2,906 · +5.9% YoY. Source: county tax records.