12315 N Margaret Ter · Dunnellon, FL 34434

$195,750

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 125 Days on market

Built 2000 9,376 sqft lot Est $181k · 8% over

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Why this score? — see what drove the C- 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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• ARV discount +3.8/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.1/10.0

Listing remarks MLS

Solid three bedroom two bath home near all intown amenities and just a short distance to Rainbow and Withlacoochee Rivers. Spruce up this home and be right in the middle of recreation heaven. Many trails and waterways for exploring in the area.

Key facts

• New kitchen
• Quartz counter tops
• Corner lot

Tags

• CORNER LOT
• NEW ROOF
• MODERN TOUCHES
• NEW KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTER TOPS

Property features AI

Finance

• Other: Property type: Single Family Residence; Zoning: CLRMH; Lot about 0.22 acres (0 to less than 1/4 acre); Living area reported as 1,064 (source: public records); total building area reported as 1,428 (source: public records)
• HOA & community: No HOA/association indicated

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Faces west; Residential property
• Construction: Block and stucco construction; Shingle roof; Built on a slab
• Exterior features: Private mailbox; Paved road access

Interior

• Kitchen: Microwave; Range; Refrigerator; Stone countertops
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Stone countertops; Microwave; Range; Refrigerator
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#443 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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 High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 1242 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($69k/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 $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

• It's been on market 125 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $36k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $196k implies a 111% 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 $172,260 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.01% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $180,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1758 W J Williams Ln	0.15mi	2/1.0 (-1)	912 (-14%)	11mo	$155,000	$170	50

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-6,293
• Equity at exit: $29,187

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $27,017
• Equity at exit: $16,925

Cash invested: $54,810 (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 34434

• Home prices YoY: -2.9%
• Active inventory: 1242
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,976 medium
• Mortgage (P&I): −$1,027
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $401

Break-even live

Break-even rent $1,469

Max offer price $195,750

Occupancy floor 75%

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: $48,938
• Closing costs: $5,872
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2186 W G Martinelli Blvd Citrus Springs, FL	3.0	2.0	1448	$1,950	$1.35	21d	1	1.00mi
1150 W G Martinelli Blvd Citrus Springs, FL	3.0	2.0	1276	$1,600	$1.25	21d	1	1.43mi

Listing history 28 events

1. 2026-06-15
   status $195,750 Pending 125 DOM
2. 2026-06-15
   days on market $195,750 Active 125 DOM
3. 2026-06-14
   days on market $195,750 Active 123 DOM
4. 2026-06-13
   days on market $195,750 Active 122 DOM
5. 2026-06-09
   days on market $195,750 Active 119 DOM
6. 2026-06-08
   days on market $195,750 Active 118 DOM
7. 2026-06-03
   days on market $195,750 Active 113 DOM
8. 2026-06-03
   price $195,750 Active 112 DOM
9. 2026-06-02
   days on market $199,750 Active 112 DOM
10. 2026-06-01
    days on market $199,750 Active 111 DOM
11. 2026-05-31
    days on market $199,750 Active 110 DOM
12. 2026-05-30
    days on market $199,750 Active 109 DOM
13. 2026-04-28
    price $199,750
14. 2026-04-09
    price $209,750
15. 2026-03-23
    price $219,750
16. 2026-03-02
    price $228,750
17. 2026-02-10
    listed $231,750 Active
18. 2025-06-11
    soldstatus $92,750 Closed 244-char remark

    Show marketing remark (244 chars)

    Solid three bedroom two bath home near all intown amenities and just a short distance to Rainbow and Withlacoochee Rivers. Spruce up this home and be right in the middle of recreation heaven. Many trails and waterways for exploring in the area.

19. 2025-05-23
    status Pending 244-char remark

    Show marketing remark (244 chars)

    Solid three bedroom two bath home near all intown amenities and just a short distance to Rainbow and Withlacoochee Rivers. Spruce up this home and be right in the middle of recreation heaven. Many trails and waterways for exploring in the area.

20. 2025-05-05
    price $105,478 244-char remark

    Show marketing remark (244 chars)

    Solid three bedroom two bath home near all intown amenities and just a short distance to Rainbow and Withlacoochee Rivers. Spruce up this home and be right in the middle of recreation heaven. Many trails and waterways for exploring in the area.

21. 2025-04-03
    price $112,071 244-char remark

    Show marketing remark (244 chars)

    Solid three bedroom two bath home near all intown amenities and just a short distance to Rainbow and Withlacoochee Rivers. Spruce up this home and be right in the middle of recreation heaven. Many trails and waterways for exploring in the area.

22. 2025-03-31
    status Active 244-char remark

    Show marketing remark (244 chars)

    Solid three bedroom two bath home near all intown amenities and just a short distance to Rainbow and Withlacoochee Rivers. Spruce up this home and be right in the middle of recreation heaven. Many trails and waterways for exploring in the area.

23. 2025-03-30
    historical 244-char remark

    Show marketing remark (244 chars)

    Solid three bedroom two bath home near all intown amenities and just a short distance to Rainbow and Withlacoochee Rivers. Spruce up this home and be right in the middle of recreation heaven. Many trails and waterways for exploring in the area.

24. 2025-02-27
    status Active 244-char remark

    Show marketing remark (244 chars)

    Solid three bedroom two bath home near all intown amenities and just a short distance to Rainbow and Withlacoochee Rivers. Spruce up this home and be right in the middle of recreation heaven. Many trails and waterways for exploring in the area.

25. 2025-02-27
    price $118,663 244-char remark

    Show marketing remark (244 chars)

    Solid three bedroom two bath home near all intown amenities and just a short distance to Rainbow and Withlacoochee Rivers. Spruce up this home and be right in the middle of recreation heaven. Many trails and waterways for exploring in the area.

26. 2025-01-17
    status Pending 244-char remark

    Show marketing remark (244 chars)

    Solid three bedroom two bath home near all intown amenities and just a short distance to Rainbow and Withlacoochee Rivers. Spruce up this home and be right in the middle of recreation heaven. Many trails and waterways for exploring in the area.

27. 2025-01-17
    price $125,256 244-char remark

    Show marketing remark (244 chars)

    Solid three bedroom two bath home near all intown amenities and just a short distance to Rainbow and Withlacoochee Rivers. Spruce up this home and be right in the middle of recreation heaven. Many trails and waterways for exploring in the area.

28. 2024-12-12
    listed $131,848 Active 244-char remark

    Show marketing remark (244 chars)

    Solid three bedroom two bath home near all intown amenities and just a short distance to Rainbow and Withlacoochee Rivers. Spruce up this home and be right in the middle of recreation heaven. Many trails and waterways for exploring in the area.

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $1,625 · $135/mo
• Expected delta: +$999/yr (+$83/mo · 159.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥106°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,709
• − Mortgage interest: −$10,965
• − Property taxes: −$625
• − Insurance: −$979
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$5,695
• Taxable income: $1,652
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $4,411/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 — Dunnellon

• Score: 70/100
• State rank: #443
• US rank: #7922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Citrus County · 111,314 people
• City population: 20,859
• Metro: Homosassa Springs, FL
• Population (ZIP): 11,074
• Household income: $68,939
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 171.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 11% Hispanic / Latino 9% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Iranian 3% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Other Indo-European 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: ▼ -9.70%
• Current HPI: 328.2164
• 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

+51.5% since first listed

16 events — show timeline

• 2026-04-28 Price Changed $199,750 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $209,750 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $219,750 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $228,750 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Listed $231,750 Stellar MLS as Distributed by MLS Grid
• 2025-06-11 Sold (MLS) $92,750 RACC
• 2025-05-23 Pending — RACC
• 2025-05-05 Price Changed $105,478 RACC
• 2025-04-03 Price Changed $112,071 RACC
• 2025-03-31 Relisted — RACC
• 2025-03-30 Delisted — RACC
• 2025-02-27 Relisted — RACC
• 2025-02-27 Price Changed $118,663 RACC
• 2025-01-17 Pending — RACC
• 2025-01-17 Price Changed $125,256 RACC
• 2024-12-12 Listed $131,848 RACC

Property tax history

+1.8%/yr

Latest (2023): $625 · +3.8% YoY. Source: county tax records.