514 S Jackson St · Beverly Hills, FL 34465

$110,000

2 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 1 Days on market

Built 1982 9,008 sqft lot Est $182k · 40% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +4.1/10.0
• 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

Possible Owner Financing. Super Nice Home. Great Location. Interior is neutral colors. Fresh paint inside and out. Roof, HVAC and appliances have been replaced. Tile floors throughout except bedrooms. Screened porch. Storage shed with electric. Mature trees. Vacant, immediate occupancy.

Key facts

• Replaced windows
• Florida room
• Tile flooring

Tags

• CONCRETE BLOCK HOME
• DETACHED SHED
• INDOOR LAUNDRY ROOM
• FLORIDA ROOM
• TILE FLOORING
• REPLACED WINDOWS

Property features AI

Exterior

• Parking: Attached garage (1-car) with driveway and concrete surfaces; Total of 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single family residence; One-story home; Stucco exterior; Entry level: One; Zoned PDR
• Construction: Stucco construction; Asphalt shingle roof; Block and slab foundation; Built as a single-family residence
• Exterior features: Outdoor pool (none specified as an indoor pool); Shed(s); Level, rectangular lot; Paved road frontage on a county road

Interior

• Kitchen: Electric oven and electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Blinds and window coverings
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 12.8% vs local median 5.8% in Beverly Hills — 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 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); Lecanto Middle School (math 49% / reading 49%, grade C-, #265 of 571 statewide, top 48%, 809 students, 55% 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: 396 active listings in the ZIP; 14 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).
• This rent runs 35% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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.
• Current owner paid $51k; list at $110k implies a 116% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

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 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?
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: 1.46% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.12%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $182,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 S Jackson St	0.00mi	2/1.0	1,084 (0%)	1mo	$120,000	$111	99
28 New York Blvd	0.20mi	2/1.5	1,050 (-3%)	7mo	$173,000	$165	78
524 S Jefferson St	0.14mi	2/1.5	996 (-8%)	3mo	$203,000	$204	75
303 S Fillmore St	0.39mi	2/1.5	1,064 (-2%)	8mo	$205,000	$193	70
509 S Monroe St	0.05mi	2/2.0	1,233 (+14%)	1mo	$245,000	$199	70
7 S J Kellner Blvd	0.32mi	2/2.0	992 (-8%)	1mo	$167,000	$168	66
410 S Adams St	0.26mi	3/1.5 (+1)	1,208 (+11%)	1mo	$209,000	$173	61
20 Truman Blvd	0.49mi	2/1.5	1,142 (+5%)	8mo	$140,000	$123	60
15 Pennsylvania St	0.29mi	2/1.5	1,226 (+13%)	4mo	$165,000	$135	60
204 S Davis St	0.69mi	2/1.5	1,134 (+5%)	1mo	$189,000	$167	57
206 S Desoto St	0.70mi	2/1.5	1,064 (-2%)	8mo	$204,000	$192	56
45 SJ Kellner Blvd	0.38mi	2/1.5	1,226 (+13%)	3mo	$115,000	$94	56

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: 16.1%
• Equity multiple: 1.65×
• Total profit: $19,947
• Equity at exit: $16,401

10-year hold

• IRR: 24.7%
• Equity multiple: 3.14×
• Total profit: $65,921
• Equity at exit: $9,511

Cash invested: $30,800 (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: 396
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$577
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $594

Break-even live

Break-even rent $849

Max offer price $110,000

Occupancy floor 58%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Montana St Beverly Hills, FL	2.0	1.0	1088	$1,700	$1.56	20d	1	0.30mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	20d	1	0.79mi
1610 W Spring Meadow Loop Lecanto, FL	2.0	2.5	1359	$2,700	$1.99	20d	1	0.84mi
95 S Desoto St Beverly Hills, FL	2.0	2.0	1152	$1,435	$1.25	20d	1	0.85mi
2131 N Pinecone Ave Lecanto, FL	2.0	2.0	1438	$2,000	$1.39	20d	1	0.85mi
1658 W Spring Meadow Loop Lecanto, FL	2.0	2.5	1359	$1,775	$1.31	20d	1	0.88mi
3263 N Maidencane Dr Beverly Hills, FL	2.0	1.0	1380	$1,350	$0.98	20d	1	1.07mi
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	20d	1	1.07mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	20d	1	1.17mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	20d	1	1.20mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	20d	1	1.31mi
703 W Sunbird Path Hernando, FL	2.0	2.0	1298	$1,700	$1.31	20d	1	1.36mi
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	20d	1	1.45mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	20d	1	1.46mi

Listing history 7 events

1. 2026-05-16
   status Pending
2. 2026-05-15
   listed $110,000 Active
3. 2014-02-21
   soldstatus $51,000
4. 2014-02-18
   soldstatus $51,000 287-char remark

   Show marketing remark (287 chars)

   Possible Owner Financing. Super Nice Home. Great Location. Interior is neutral colors. Fresh paint inside and out. Roof, HVAC and appliances have been replaced. Tile floors throughout except bedrooms. Screened porch. Storage shed with electric. Mature trees. Vacant, immediate occupancy.

5. 2013-12-19
   listed $54,900 287-char remark

   Show marketing remark (287 chars)

   Possible Owner Financing. Super Nice Home. Great Location. Interior is neutral colors. Fresh paint inside and out. Roof, HVAC and appliances have been replaced. Tile floors throughout except bedrooms. Screened porch. Storage shed with electric. Mature trees. Vacant, immediate occupancy.

6. 2000-04-07
   soldstatus $46,000
7. 1997-07-01
   soldstatus $40,000

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$334/yr (+$28/mo · 57.6%)

ⓘ 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 · 25 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: $19,207
• − Mortgage interest: −$6,162
• − Property taxes: −$579
• − Insurance: −$550
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$3,200
• Taxable income: $5,643
• Est. tax owed @ 24.0%: −$1,354
• After-tax cash flow: $5,768/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

+175.0% since first listed

7 events — show timeline

• 2026-05-16 Pending — RACC
• 2026-05-15 Listed $110,000 RACC
• 2014-02-21 Sold (Public Records) $51,000 Public Records
• 2014-02-18 Sold (MLS) $51,000 RACC
• 2013-12-19 Listed $54,900 RACC
• 2000-04-07 Sold (Public Records) $46,000 Public Records
• 1997-07-01 Sold (Public Records) $40,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $579 · +12.9% YoY. Source: county tax records.