129 N Lochshire Way · Inverness, FL 34450

$239,900

2 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 13 Days on market

Built 1980 0.55 ac lot Est $253k · 5% 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 1% rule +8.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Build your dream home in Lake Tsala Gardens with access to the Tsala Apopka Chain of Lakes. This two-bedroom, two-bath water-view home sits on an oversized 0.55-acre lot with room for your boat, RV, and utility vehicles. A separate 0.38-acre waterfront parcel across the street brings the total property size to 0.93 acres. Live in the existing home while building on the waterfront lot, or use that parcel for a boathouse, dock, or cabin. With Lake Henderson, Lake Spivey, and a nearby public boat ramp, the property is ideal for boating, fishing, and enjoying Florida’s freshwater lifestyle. Just minutes from the property, downtown Inverness offers d

Key facts

• Waterfront parcel
• Public boat ramp
• Oversized lot

Tags

• OVERSIZED LOT
• WATERFRONT PARCEL
• PUBLIC BOAT RAMP

Property features AI

Finance

• Other: Property type: Residential, single family; Zoning: R1; Two lots (additional parcel); Wooded vegetation; Number of wells: 1; Number of septics: 1
• HOA & community: No association

Exterior

• Parking: Attached garage with 2 spaces; 1-car carport; Off-street parking; Guest parking; Boat parking
• Utilities: Well water; Septic tank; Electricity connected; Water connected; Cable connected; Phone available
• Home design: Single family residence; One-story home; West-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Completed condition; Built on 0.55-acre lot (oversized, paved)
• Exterior features: Patio; Porch; Sliding doors; Outdoor storage; Chain link fencing; Shed(s)

Interior

• Kitchen: Range; Range hood; Dishwasher; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heat pump; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Stone fireplace in family room
• Laundry & utility: Washer and dryer included; Electric dryer hookup in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Cap rate 10.9% vs local median 4.9% in Inverness — 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 (#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.
• Zoned schools: Inverness Primary School (math 54% / reading 55%, grade C, #892 of 2,144 statewide, top 44%, 683 students, 65% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 208 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 $67k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.35%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $253,440
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 N Loch Haven Dr	0.20mi	3/2.0 (+1)	1,436 (-0%)	15mo	$245,000	$171	73
24 N Braemar Dr	0.29mi	3/2.0 (+1)	1,428 (-1%)	12mo	$187,400	$131	70
8430 E Muir Pl	0.07mi	3/2.0 (+1)	1,559 (+8%)	11mo	$275,000	$176	68
8720 E Aberdeen Pl	0.27mi	3/2.0 (+1)	1,539 (+7%)	15mo	$140,000	$91	58
8515 E Gospel Island Rd	0.34mi	3/2.0 (+1)	1,585 (+10%)	12mo	$215,000	$136	53
9126 E Gospel Island Rd	0.70mi	2/1.5	1,388 (-4%)	16mo	$285,000	$205	46
19 N Shadow Wood Dr	0.31mi	3/2.0 (+1)	1,620 (+12%)	16mo	$395,000	$244	46
209 S Ebb Way	0.72mi	2/2.0	1,359 (-6%)	17mo	$220,000	$162	43
2 S Lunar Ter	0.59mi	3/2.0 (+1)	1,312 (-9%)	16mo	$365,000	$278	40
9041 E Gospel Island Rd	0.63mi	3/2.0 (+1)	1,617 (+12%)	9mo	$355,000	$220	38

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $19,428
• Equity at exit: $35,770

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $92,049
• Equity at exit: $20,742

Cash invested: $67,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$255 /mo · $3,059/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $915

Break-even live

Break-even rent $2,042

Max offer price $239,900

Occupancy floor 66%

Sensitivity live

Price	-10% $1,051	-5% $983	+0% $915	+5% $847	+10% $779
Rent	-10% $662	-5% $789	+0% $915	+5% $1,041	+10% $1,168
Rate	-1.0pp $1,036	-0.5pp $976	base $915	+0.5pp $853	+1.0pp $790

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8515 E Gospel Island Rd Inverness, FL	3.0	2.0	1585	$3,200	$2.02	21d	1	0.35mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $239,900 Pending 13 DOM
2. 2026-06-03
   days on market $239,900 Active 11 DOM
3. 2026-06-02
   days on market $239,900 Active 10 DOM
4. 2026-06-01
   days on market $239,900 Active 9 DOM
5. 2026-05-31
   days on market $239,900 Active 8 DOM
6. 2026-05-30
   days on market $239,900 Active 7 DOM
7. 2026-05-23
   listed $239,900 Active

ⓘ 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: $3,059 · $255/mo
• Projected year-2 tax: $3,059 · $255/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 6/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$13,438
• − Property taxes: −$3,059
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$6,979
• Taxable income: $7,581
• Est. tax owed @ 24.0%: −$1,819
• After-tax cash flow: $9,162/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

1 event — show timeline

• 2026-05-23 Listed $239,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.8%/yr

Latest (2025): $3,059 · +360.4% YoY. Source: county tax records.