5991 W Bromley Cir · Lecanto, FL 34429

$154,900

2 bd · 1.5 ba · 1,082 sqft · Condo public records · 144 Days on market

Built 1986 $370/mo HOA · 21% of rent

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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 +11.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• 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

If you want maintenance free living this is the place. Whether it be your vacation home or full time residence , there is plenty to do here. Two community pools, tennis courts and a clubhouse. Home features living room/dining room. Two bedroom and 1-1/2 bath. Breakfast bar and eat in kitchen and a one car garage. Roof 2010 and AC 2010. Be a part of a wealth of social activities or just enjoy the lake or walks through the development. Close to shops, medical, and waters of Crystal River!

Key facts

• Screened in porch
• Front porch
• French doors

Tags

• FRONT PORCH
• SCREENED IN PORCH
• BREAKFAST BAR
• FORMAL DINING AREA
• FRENCH DOORS
• BUG FREE SCREENED IN PORCH

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Monthly association fee of $370; HOA includes cable TV, grounds maintenance and trash; Community amenities: tennis courts, pool, clubhouse, playground, park, street lights

Exterior

• Parking: Attached garage (1-car); Driveway; Concrete surfaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residential home; New construction
• Construction: Frame and stucco construction; Slab foundation
• Exterior features: Asphalt shingle roof; Gazebo; Landscaped, level and wooded lot; Private maintained road access; Private road frontage; Community pool (none on-site)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Walk-in closet(s) included
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Eat-in kitchen; Laminate counters; Walk-in closet(s); High-speed internet; Blinds and window treatments; Smoke detector(s)
• Laundry & utility: Washer and dryer; Laundry located in garage; Water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-48 ($-577/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (5.5% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#680 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; 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: Rock Crusher Elementary School (math 70% / reading 56%, grade B, #582 of 2,144 statewide, top 28%, 665 students, 68% FRL); Crystal River Middle School (math 49% / reading 47%, grade C-, #286 of 571 statewide, top 50%, 900 students, 64% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 325 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).

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 144 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $50k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $155k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $136,312 (12.0% 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. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-27,923
• Equity at exit: $23,096

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-27,285
• Equity at exit: $13,393

Cash invested: $43,372 (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 34429

• Home prices YoY: -17.8%
• Active inventory: 325
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$171 /mo · $2,049/yr
• Insurance: −$65
• HOA: −$370
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-48

Break-even live

Break-even rent $1,794

Max offer price $146,407

Occupancy floor 98%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5926 W Poplar Springs Cir Unit 2101 Crystal River, FL	3.0	2.0	1200	$1,895	$1.58	20d	1	0.45mi
1136 N Tiger Pt Unit 1136 Lecanto, FL	3.0	1.5	1000	$1,495	$1.50	20d	1	0.68mi

HOA detail condo

• Monthly dues: $370 · $4,440/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-02
   status $154,900 Pending 144 DOM
2. 2026-06-01
   days on market $154,900 Active 144 DOM
3. 2026-05-31
   days on market $154,900 Active 143 DOM
4. 2026-05-30
   days on market $154,900 Active 142 DOM
5. 2026-05-05
   price $154,900
6. 2026-03-28
   price $174,900
7. 2026-03-12
   price $184,900
8. 2026-01-18
   price $188,000
9. 2026-01-08
   listed $205,000 Active
10. 2018-07-27
    soldstatus $93,000
11. 2018-07-16
    soldstatus $93,000 492-char remark

    Show marketing remark (492 chars)

    If you want maintenance free living this is the place. Whether it be your vacation home or full time residence , there is plenty to do here. Two community pools, tennis courts and a clubhouse. Home features living room/dining room. Two bedroom and 1-1/2 bath. Breakfast bar and eat in kitchen and a one car garage. Roof 2010 and AC 2010. Be a part of a wealth of social activities or just enjoy the lake or walks through the development. Close to shops, medical, and waters of Crystal River!

12. 2018-05-03
    listed $100,000 492-char remark

    Show marketing remark (492 chars)

    If you want maintenance free living this is the place. Whether it be your vacation home or full time residence , there is plenty to do here. Two community pools, tennis courts and a clubhouse. Home features living room/dining room. Two bedroom and 1-1/2 bath. Breakfast bar and eat in kitchen and a one car garage. Roof 2010 and AC 2010. Be a part of a wealth of social activities or just enjoy the lake or walks through the development. Close to shops, medical, and waters of Crystal River!

13. 2004-03-23
    soldstatus $81,900
14. 1987-02-01
    soldstatus $59,900

ⓘ 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: $2,049 · $171/mo
• Projected year-2 tax: $2,049 · $171/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 3/10 Moderate
• 🌡 Heat 10/10 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: $20,803
• − Mortgage interest: −$8,677
• − Property taxes: −$2,049
• − Insurance: −$774
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − HOA: −$4,440
• − Depreciation: −$4,506
• Taxable loss: −$2,972
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $136/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 — Lecanto

• Score: 64/100
• State rank: #680
• US rank: #14112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13,377
• Population (ZIP): 9,494

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 (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -58.92%
• Current HPI: 271.3171
• 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

+158.6% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $154,900 RACC
• 2026-03-28 Price Changed $174,900 RACC
• 2026-03-12 Price Changed $184,900 RACC
• 2026-01-18 Price Changed $188,000 RACC
• 2026-01-08 Listed $205,000 RACC
• 2018-07-27 Sold (Public Records) $93,000 Public Records
• 2018-07-16 Sold (MLS) $93,000 RACC
• 2018-05-03 Listed $100,000 RACC
• 2004-03-23 Sold (Public Records) $81,900 Public Records
• 1987-02-01 Sold (Public Records) $59,900 Public Records

Property tax history

+13.1%/yr

Latest (2025): $2,049 · +7.3% YoY. Source: county tax records.