21 Regina Blvd · Beverly Hills, FL 34465

$155,000

1 bd · 1.0 ba · 675 sqft · SingleFamily public records · 147 Days on market

Built 1974 6,609 sqft lot

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• 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

Clean, cozy 1 Bedroom, 1 Bath with Living Room, Family Room, Glassed in Front Room, Utility Room, Tiled Floors throughout, Fresh Paint, Backyard Patio, Chain Fence & 2 Sheds. Some Furniture included. Affordable home or investment. Call to see before its gone.

Key facts

• 2 carports
• Thermal windows
• 2 storage sheds

Tags

• THERMAL WINDOWS
• 2 TON A/C UNIT
• BIG HALL CLOSET
• 2 CARPORTS
• 2 STORAGE SHEDS
• FULLY FENCED BACK YARD

🏗️ New construction. The $155,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $120,150.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (21.5% below list).
• Recommended offer: $122k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 8.6% 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; 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 $830 of loan paydown is wiped out by about $4k 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 147 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $62k; list at $155k implies a 150% 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 $121,748 (21.5% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $120,150
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Donna Ct	0.12mi	1/1.0	675 (0%)	7mo	$118,500	$176	88
14 James St	0.17mi	1/1.0	700 (+4%)	2mo	$142,500	$204	85
13 Oak Knoll St	0.48mi	1/1.0	675 (0%)	5mo	$133,000	$197	74
30 Plaza St	0.40mi	1/1.0	675 (0%)	12mo	$120,000	$178	72
9 Taft St	0.43mi	2/1.0 (+1)	729 (+8%)	16mo	$122,000	$167	48

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-4,610
• Equity at exit: $17,915

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $14,995
• Equity at exit: $10,388

Cash invested: $33,642 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$630
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $234

Break-even live

Break-even rent $921

Max offer price $120,150

Occupancy floor 76%

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: $30,038
• Closing costs: $3,604
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Donna Ct Beverly Hills, FL	1.0	1.0	675	$1,225	$1.81	21d	1	0.17mi

Listing history 9 events

1. 2026-04-02
   status Pending
2. 2025-11-05
   listed $155,000 Active
3. 2018-06-22
   soldstatus $62,000
4. 2018-06-15
   soldstatus $62,000 265-char remark

   Show marketing remark (265 chars)

   Clean, cozy 1 Bedroom, 1 Bath with Living Room, Family Room, Glassed in Front Room, Utility Room, Tiled Floors throughout, Fresh Paint, Backyard Patio, Chain Fence & 2 Sheds. Some Furniture included. Affordable home or investment. Call to see before its gone.

5. 2018-04-18
   listed $64,900 265-char remark

   Show marketing remark (265 chars)

   Clean, cozy 1 Bedroom, 1 Bath with Living Room, Family Room, Glassed in Front Room, Utility Room, Tiled Floors throughout, Fresh Paint, Backyard Patio, Chain Fence & 2 Sheds. Some Furniture included. Affordable home or investment. Call to see before its gone.

6. 1990-10-01
   soldstatus $28,000
7. 1986-06-01
   soldstatus $33,000
8. 1984-07-01
   soldstatus $14,150
9. 1983-09-01
   soldstatus $27,400

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$715/yr (+$60/mo · 124.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $14,610
• − Mortgage interest: −$6,730
• − Property taxes: −$572
• − Insurance: −$601
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$3,495
• Taxable income: $874
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $2,598/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

+465.7% since first listed

9 events — show timeline

• 2026-04-02 Pending — RACC
• 2025-11-05 Listed $155,000 RACC
• 2018-06-22 Sold (Public Records) $62,000 Public Records
• 2018-06-15 Sold (MLS) $62,000 RACC
• 2018-04-18 Listed $64,900 RACC
• 1990-10-01 Sold (Public Records) $28,000 Public Records
• 1986-06-01 Sold (Public Records) $33,000 Public Records
• 1984-07-01 Sold (Public Records) $14,150 Public Records
• 1983-09-01 Sold (Public Records) $27,400 Public Records

Property tax history

+18.7%/yr

Latest (2025): $572 · +11.5% YoY. Source: county tax records.