966 W Starjasmine Pl · Beverly Hills, FL 34465

$179,900

2 bd · 2.0 ba · 1,292 sqft · SingleFamily public records · 55 Days on market

Built 1995 10,075 sqft lot Est $173k · at est.

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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 +15.2/30.0
• ARV discount +5.7/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming and well-maintained 2-bedroom, 2-bath residence with a 1 car garage, perfectly situated in the Beverly Hills community that offers a wonderful opportunity to embrace sustainable living while avoiding the rising costs of electricity (Buyer to assume Solar Panel lease). Step inside to discover high ceilings, updated laminate flooring, and abundant natural light that fills the 1,292 square feet of comfortable living space. The inviting living and dining areas create an ideal setting for hosting gatherings or simply relaxing at the end of the day. The kitchen offers ample storage, stainless appliances and provides a functional space for preparing your favorite meal

Key facts

• Screened porch
• Walk in closet
• Ensuite bathroom

Tags

• SCREENED PORCH
• WALK IN CLOSET
• ENSUITE BATHROOM
• UPDATED LAMINATE FLOORING
• ABUNDANT NATURAL LIGHT
• KITCHEN AMPLE STORAGE

Property features AI

Finance

• Other: Zoning: MDR
• HOA & community: Community clubhouse; Community park; Community tennis courts

Exterior

• Parking: Attached garage; Concrete driveway; 1 garage space (1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story; Faces northeast
• Construction: Stucco construction; Asphalt shingle roof; Block foundation; Built with solar energy generation
• Exterior features: Rain gutters; Sliding doors; Fenced yard; Rectangular, paved lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Pantry; Breakfast bar
• Bedrooms: Master bedroom on main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Breakfast bar; High ceilings; Laminate counters; Open floorplan; Pantry; Vaulted ceilings; Walk-in closets; Master bedroom on main level
• Laundry & utility: Washer/dryer hookups (standard utility connections)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $63 ($756/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 $144k (20.1% below list).
• Recommended offer: $144k (20.1% 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: 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; 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 31% 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 55 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $180k implies a 177% 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 $143,778 (20.1% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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: 0.80% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $173,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4360 N Mae West Way	0.31mi	2/2.0	1,214 (-6%)	2mo	$210,000	$173	74
23 N Tyler St	0.09mi	2/2.0	1,464 (+13%)	4mo	$149,900	$102	70
7 N Adams St	0.30mi	2/1.0	1,196 (-7%)	2mo	$170,000	$142	68
24 N Davis St	0.26mi	3/2.0 (+1)	1,172 (-9%)	2mo	$157,000	$134	66
15 S Fillmore St	0.39mi	3/2.0 (+1)	1,159 (-10%)	2mo	$195,000	$168	58
17 N Davis St	0.30mi	2/1.0	1,108 (-14%)	2mo	$112,000	$101	57
6 N Davis St	0.32mi	2/1.0	1,112 (-14%)	3mo	$185,000	$166	55
36 S Harrison St	0.53mi	3/1.0 (+1)	1,208 (-6%)	2mo	$150,000	$124	54
8 S Osceola St	0.51mi	2/1.0	1,108 (-14%)	2mo	$105,000	$95	47
24 N Melbourne St	0.49mi	2/1.0	1,104 (-15%)	4mo	$138,000	$125	46
46 S Tyler St	0.60mi	2/1.0	1,112 (-14%)	2mo	$152,000	$137	43
52 S Columbus St	0.73mi	2/2.0	1,446 (+12%)	4mo	$192,500	$133	43

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-25,222
• Equity at exit: $26,824

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-17,133
• Equity at exit: $15,554

Cash invested: $50,372 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$943
• Tax from tax record: −$54 /mo · $654/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $63

Break-even live

Break-even rent $1,358

Max offer price $179,900

Occupancy floor 91%

Sensitivity live

Price	-10% $165	-5% $114	+0% $63	+5% $12	+10% $-39
Rent	-10% $-51	-5% $6	+0% $63	+5% $120	+10% $177
Rate	-1.0pp $154	-0.5pp $109	base $63	+0.5pp $16	+1.0pp $-31

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 N Lee St Beverly Hills, FL	2.0	1.0	1416	$1,350	$0.95	22d	1	0.23mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	22d	1	0.30mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	22d	1	0.53mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	22d	1	0.56mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	22d	1	0.58mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	22d	1	0.60mi
42 Roosevelt Blvd Unit 1 Beverly Hills, FL	3.0	1.5	1612	$1,449	$0.90	22d	1	0.80mi
3660 N Laurelwood Loop Beverly Hills, FL	2.0	2.5	1543	$1,800	$1.17	22d	1	0.83mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	22d	1	0.97mi
95 S Desoto St Beverly Hills, FL	2.0	2.0	1152	$1,435	$1.25	22d	1	1.02mi
174 W Romany Loop Beverly Hills, FL	2.0	2.0	1748	$2,200	$1.26	22d	1	1.04mi
3263 N Maidencane Dr Beverly Hills, FL	2.0	1.0	1380	$1,350	$0.98	22d	1	1.05mi
209 S Tyler St Beverly Hills, FL	2.0	2.0	1604	$1,500	$0.94	22d	1	1.15mi
3442 N Tamarisk Ave Unit NA Beverly Hills, FL	3.0	2.0	1530	$1,800	$1.18	22d	1	1.23mi
229 W Casurina Pl Beverly Hills, FL	3.0	2.0	1604	$1,399	$0.87	22d	1	1.24mi
703 W Sunbird Path Hernando, FL	2.0	2.0	1298	$1,700	$1.31	22d	1	1.35mi

Listing history 19 events

1. 2026-06-21
   days on market $179,900 Active 55 DOM
2. 2026-06-19
   days on market $179,900 Active 53 DOM
3. 2026-06-18
   days on market $179,900 Active 52 DOM
4. 2026-06-17
   days on market $179,900 Active 51 DOM
5. 2026-06-17
   price $179,900 Active 50 DOM
6. 2026-06-16
   days on market $199,900 Active 50 DOM
7. 2026-06-15
   days on market $199,900 Active 49 DOM
8. 2026-06-14
   days on market $199,900 Active 47 DOM
9. 2026-06-13
   days on market $199,900 Active 46 DOM
10. 2026-06-09
    days on market $199,900 Active 43 DOM
11. 2026-06-08
    days on market $199,900 Active 42 DOM
12. 2026-06-07
    days on market $199,900 Active 41 DOM
13. 2026-06-03
    days on market $199,900 Active 37 DOM
14. 2026-06-02
    days on market $199,900 Active 36 DOM
15. 2026-06-01
    days on market $199,900 Active 35 DOM
16. 2026-05-31
    days on market $199,900 Active 34 DOM
17. 2026-05-30
    days on market $199,900 Active 33 DOM
18. 2026-04-27
    listed $199,900 Active
19. 1995-10-01
    soldstatus $64,900

ⓘ 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: $654 · $54/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$840/yr (+$70/mo · 128.4%)

ⓘ 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: $17,253
• − Mortgage interest: −$10,077
• − Property taxes: −$654
• − Insurance: −$900
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$5,233
• Taxable loss: −$2,371
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $1,325/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

+208.0% since first listed

2 events — show timeline

• 2026-04-27 Listed $199,900 RACC
• 1995-10-01 Sold (Public Records) $64,900 Public Records

Property tax history

+2.9%/yr

Latest (2025): $654 · +9.2% YoY. Source: county tax records.