2549 W Castania Dr · Citrus Springs, FL 34434

$204,900

3 bd · 2.0 ba · 1,014 sqft · SingleFamily public records · 9 Days on market

Built 2020 7,500 sqft lot Est $179k · 14% over $2/mo HOA

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Why this score? — see what drove the F 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 +12.9/30.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.1/10.0

Listing remarks

Welcome to your fresh and inviting home in Citrus Springs, built in 2020 and beautifully maintained. This charming residence offers 3 spacious bedrooms and 2 bathrooms, featuring brand-new luxury vinyl plank (LVP) flooring throughout and freshly painted walls, creating a modern and clean atmosphere. Enjoy the convenience of walking just minutes to Wesley Jones Park, perfect for outdoor activities and relaxation. Nature lovers and adventurers will appreciate the close proximity to several beautiful destinations: Discover the crystal-clear waters at Rainbow Springs State Park, embark on scenic biking trips along the Withlacoochee Trail, explore the stunning Three Sisters Springs, and unwind a

Key facts

• 7,500 sq ft lot
• Garage
• Built 2020

Tags

• LUXURY VINYL PLANK FLOORING
• FRESHLY PAINTED WALLS
• EXPLORE THREE SISTERS SPRINGS
• UNWIND AT HUNTER SPRINGS PARK

Property features AI

Exterior

• Parking: Attached garage; Garage with 1 space; Driveway; Concrete surfaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story; Residential property
• Construction: Block and concrete construction; Block foundation; Asphalt shingle roof; Built as a single-level structure
• Exterior features: Cleared lot; Private road frontage; Private road maintained by owner(s); No pool

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Electric oven; Electric range; Vinyl flooring; Central air conditioning; Heat pump heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-15 ($-175/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (15.1% below list).
• Recommended offer: $174k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.1% in Citrus Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#521 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities 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: Citrus Springs Elementary School (math 52% / reading 48%, grade D+, #1,070 of 2,144 statewide, top 51%, 817 students, 71% FRL); Citrus Springs Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 821 students, 59% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 1247 active listings in the ZIP; 19 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 30% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $205k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,032 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $179,478
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2494 W Eric Dr	0.13mi	2/2.0 (-1)	1,017 (+0%)	5mo	$186,500	$183	84
2271 W Gardenia Dr	0.41mi	2/2.0 (-1)	1,025 (+1%)	9mo	$170,000	$166	67
2224 W Greenway Pl	0.35mi	2/1.5 (-1)	1,020 (+1%)	12mo	$194,000	$190	66
9376 N Citrus Springs Blvd	0.46mi	2/2.0 (-1)	1,110 (+10%)	2mo	$199,000	$179	57
2090 W Argus Pl	0.51mi	2/2.0 (-1)	945 (-7%)	6mo	$167,000	$177	55
9355 N Elliot Way	0.67mi	3/1.0	1,036 (+2%)	7mo	$170,000	$164	55
9020 N Arcadia Way	0.62mi	3/2.0	1,104 (+9%)	8mo	$195,000	$177	49
2155 W Devon	0.43mi	2/1.0 (-1)	864 (-15%)	3mo	$165,000	$191	44
2024 W Gardenia Dr	0.59mi	2/1.0 (-1)	939 (-7%)	13mo	$165,000	$176	40
1817 W Gardenia Dr	0.74mi	3/1.5	880 (-13%)	8mo	$145,000	$165	35
1872 W Freeman Pl	0.71mi	2/1.0 (-1)	902 (-11%)	9mo	$147,500	$164	32
1882 W Gardenia Dr	0.70mi	2/1.0 (-1)	894 (-12%)	10mo	$160,000	$179	30

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-34,123
• Equity at exit: $30,551

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-30,872
• Equity at exit: $17,716

Cash invested: $57,372 (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 34434

• Home prices YoY: -2.9%
• Active inventory: 1247
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$228 /mo · $2,731/yr
• Insurance: −$85
• HOA: −$2
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-15

Break-even live

Break-even rent $1,759

Max offer price $202,319

Occupancy floor 96%

Sensitivity live

Price	-10% $101	-5% $43	+0% $-15	+5% $-73	+10% $-131
Rent	-10% $-152	-5% $-83	+0% $-15	+5% $54	+10% $123
Rate	-1.0pp $89	-0.5pp $38	base $-15	+0.5pp $-68	+1.0pp $-122

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9305 N Citrus Springs Blvd Citrus Springs, FL	3.0	2.0	1411	$1,800	$1.28	23d	1	0.12mi
9081 N Golfview Dr Citrus Springs, FL	3.0	1.5	1374	$1,400	$1.02	23d	1	0.15mi
2330 W Juan Vega Ln Dunnellon, FL	3.0	2.0	1204	$1,675	$1.39	23d	1	0.26mi
9205 N Fawn Way Citrus Springs, FL	3.0	2.0	1428	$1,750	$1.23	23d	1	0.27mi
2907 W Camilo Dr Citrus Springs, FL	4.0	2.0	1449	$1,795	$1.24	23d	1	0.35mi
9127 N Justa Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	23d	1	0.67mi
9545 N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	23d	1	1.11mi
9543B N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	23d	1	1.14mi
3584 W Burgandy Dr Citrus Springs, FL	3.0	2.0	1413	$1,699	$1.20	23d	1	1.19mi
8715 N Paradisea Dr Citrus Springs, FL	3.0	2.0	1403	$1,850	$1.32	23d	1	1.23mi
9810 N Santee Ter Dunnellon, FL	4.0	2.0	1449	$1,815	$1.25	23d	1	1.26mi
9271 N Peachtree Way Unit 9271 Citrus Springs, FL	2.0	2.0	900	$1,300	$1.44	23d	1	1.34mi
9337 N Mendoza Way Citrus Springs, FL	2.0	2.0	984	$1,275	$1.30	23d	1	1.37mi
9298 N Mendoza Way Citrus Springs, FL	3.0	2.0	1350	$1,800	$1.33	23d	1	1.37mi
9995 N Sandree Dr Citrus Springs, FL	3.0	2.0	1453	$1,895	$1.30	23d	1	1.38mi
9437 N Travis Dr Citrus Springs, FL	2.0	2.0	972	$1,325	$1.36	23d	1	1.39mi
1924 W Roseboro Dr Dunnellon, FL	4.0	2.0	1449	$1,795	$1.24	23d	1	1.41mi
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	23d	1	1.44mi
9262 N Travis Dr Citrus Springs, FL	2.0	2.0	984	$1,395	$1.42	23d	1	1.46mi

HOA detail

• Monthly dues: $2 · $24/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-21
   days on market $204,900 Active 9 DOM
2. 2026-06-19
   days on market $204,900 Active 7 DOM
3. 2026-06-18
   days on market $204,900 Active 6 DOM
4. 2026-06-17
   days on market $204,900 Active 5 DOM
5. 2026-06-16
   days on market $204,900 Active 4 DOM
6. 2026-06-15
   days on market $204,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   days on marketlisting id $204,900 Active 1 DOM
9. 2026-05-31
   days on market $204,900 Active 223 DOM
10. 2026-05-30
    days on market $204,900 Active 222 DOM
11. 2026-04-13
    price $204,900
12. 2026-03-18
    price $214,900
13. 2025-12-01
    price $219,900
14. 2025-11-03
    price $221,999
15. 2025-10-20
    listed $224,999 Active
16. 2019-12-18
    soldstatus $55,000
17. 2018-07-09
    soldstatus $29,900
18. 2005-04-08
    soldstatus $602,000
19. 2003-10-14
    soldstatus $95,800
20. 2003-10-01
    soldstatus $95,800
21. 2003-03-01
    soldstatus $47,100
22. 2003-03-01
    soldstatus $47,100

ⓘ 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: $2,731 · $228/mo
• Projected year-2 tax: $2,731 · $228/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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: $20,884
• − Mortgage interest: −$11,478
• − Property taxes: −$2,731
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − HOA: −$24
• − Depreciation: −$5,961
• Taxable loss: −$3,675
• Est. tax savings @ 24.0%: +$882
• After-tax cash flow: $707/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 — Citrus Springs

• Score: 68/100
• State rank: #521
• US rank: #9598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citrus Springs, FL
• County: Citrus County · 111,314 people
• City population: 10,730
• 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

+335.0% since first listed

12 events — show timeline

• 2026-04-13 Price Changed $204,900 RACC
• 2026-03-18 Price Changed $214,900 RACC
• 2025-12-01 Price Changed $219,900 RACC
• 2025-11-03 Price Changed $221,999 RACC
• 2025-10-20 Listed $224,999 RACC
• 2019-12-18 Sold (Public Records) $55,000 Public Records
• 2018-07-09 Sold (Public Records) $29,900 Public Records
• 2005-04-08 Sold (Public Records) $602,000 Public Records
• 2003-10-14 Sold (Public Records) $95,800 Public Records
• 2003-10-01 Sold (Public Records) $95,800 Public Records
• 2003-03-01 Sold (Public Records) $47,100 Public Records
• 2003-03-01 Sold (Public Records) $47,100 Public Records

Property tax history

+44.4%/yr

Latest (2025): $2,731 · +6.3% YoY. Source: county tax records.