11 N Shadow Wood Dr · Inverness, FL 34450

$339,500

3 bd · 2.0 ba · 1,850 sqft · SingleFamily public records · 433 Days on market

Built 2005 0.78 ac lot Est $352k · at est.

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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 +20.5/30.0
• ARV discount +9.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your waterfront dream home just outside the ever so desirable city of Inverness, Florida! This charming 3/2/2 with direct access to the Tsala Apopka Chain offers 1,850 square feet of thoughtfully designed living space, complete with a seamless blend of carpet and tile flooring throughout. The heart of the home is its inviting kitchen, featuring a dishwasher, electric stove, refrigerator, and plenty of cabinetry. A stylish breakfast bar, formal dining area, and cozy breakfast nook make this space excellent for both everyday meals and memorable gatherings. Retreat to the primary bedroom, where dual walk-in closets and sliding glass doors leading to a sunroom create a serene oasis.

Key facts

• Inviting kitchen
• Cozy breakfast nook
• Formal dining area

Tags

• WATERFRONT DREAM HOME
• SHADOW WOOD COMMUNITY
• INVITING KITCHEN
• BREAKFAST BAR
• FORMAL DINING AREA
• COZY BREAKFAST NOOK

Property features AI

Finance

• Other: Private maintained road and private road frontage; Road surface is paved; Zoning: CLR

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway parking; Concrete and paved surfaces
• Security: Smoke detectors
• Utilities: Private well water; Septic tank sewage
• Home design: Single-family residence; One-story home; Faces southwest; On waterfront (lake)
• Construction: Asphalt shingle roof; Slab foundation
• Exterior features: Outdoor pool; Exterior lighting; Rain gutters; Sliding doors; Chain link fencing; Shed(s); Landscaped, level, wooded lot; Lakefront / waterfront access and privileges

Interior

• Kitchen: Electric oven and range; Dishwasher; Garbage disposal; Microwave; Refrigerator
• Bedrooms: Master bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Breakfast bar; Cathedral ceilings; Eat-in kitchen; Laminate countertops; Walk-in closets; Master suite on main level; High-speed internet; Blinds and window coverings; Double-pane windows; Drapes
• Laundry & utility: Washer and dryer included; Laundry in garage; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/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 $320k (5.7% below list).
• Recommended offer: $299k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.9% in Inverness — 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 67/100 on livability (#564 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute 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: Inverness Primary School (math 54% / reading 55%, grade C, #892 of 2,144 statewide, top 44%, 683 students, 65% FRL); Inverness Middle School (math 52% / reading 48%, grade C, #254 of 571 statewide, top 45%, 1,017 students, 60% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 210 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 $2k of loan paydown is wiped out by about $10k 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 433 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $340k implies a 2360% 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $298,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 433 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $351,500
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 N Dundee Way	0.34mi	3/2.0	1,750 (-5%)	9mo	$280,000	$160	67
8506 E Skye Dr	0.20mi	3/2.0	1,951 (+6%)	24mo	$380,000	$195	62
19 N Shadow Wood Dr	0.12mi	3/2.0	1,620 (-12%)	16mo	$395,000	$244	61
9013 E Gospel Island Rd	0.71mi	3/2.0	1,747 (-6%)	2mo	$425,000	$243	56
232 N Edinburgh Dr	0.32mi	2/1.5 (-1)	1,785 (-4%)	20mo	$599,000	$336	56
8515 E Gospel Island Rd	0.27mi	3/2.0	1,585 (-14%)	12mo	$215,000	$136	54
326 S Canaday Dr	0.59mi	3/2.0	1,766 (-4%)	21mo	$335,000	$190	47
4 N Archwood Dr	0.67mi	3/2.0	1,624 (-12%)	5mo	$300,000	$185	44
136 N Tiree Way	0.49mi	4/3.0 (+1)	1,980 (+7%)	22mo	$230,000	$116	38
8926 E Gospel Island Rd	0.65mi	3/2.0	1,680 (-9%)	23mo	$180,000	$107	36

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-26,704
• Equity at exit: $50,621

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $12,883
• Equity at exit: $29,354

Cash invested: $95,060 (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 34450

• Home prices YoY: -18.7%
• Active inventory: 210
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,780
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $446

Break-even live

Break-even rent $2,635

Max offer price $339,500

Occupancy floor 81%

Sensitivity live

Price	-10% $638	-5% $542	+0% $446	+5% $350	+10% $254
Rent	-10% $193	-5% $320	+0% $446	+5% $573	+10% $699
Rate	-1.0pp $617	-0.5pp $533	base $446	+0.5pp $358	+1.0pp $269

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: $84,875
• Closing costs: $10,185
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8515 E Gospel Island Rd Inverness, FL	3.0	2.0	1585	$3,200	$2.02	22d	1	0.25mi

Listing history 28 events

1. 2026-06-21
   days on market $339,500 Active 433 DOM
2. 2026-06-19
   days on market $339,500 Active 431 DOM
3. 2026-06-18
   days on market $339,500 Active 430 DOM
4. 2026-06-17
   days on market $339,500 Active 429 DOM
5. 2026-06-16
   days on market $339,500 Active 428 DOM
6. 2026-06-15
   days on market $339,500 Active 427 DOM
7. 2026-06-14
   days on market $339,500 Active 425 DOM
8. 2026-06-13
   days on market $339,500 Active 424 DOM
9. 2026-06-09
   days on market $339,500 Active 421 DOM
10. 2026-06-09
    price $339,500 Active 420 DOM
11. 2026-06-08
    days on market $359,900 Active 420 DOM
12. 2026-06-03
    days on market $359,900 Active 415 DOM
13. 2026-06-02
    days on market $359,900 Active 414 DOM
14. 2026-06-01
    days on market $359,900 Active 413 DOM
15. 2026-05-31
    days on market $359,900 Active 412 DOM
16. 2026-05-30
    days on market $359,900 Active 411 DOM
17. 2026-05-07
    price $359,900
18. 2025-11-26
    price $387,000
19. 2025-09-15
    price $387,500
20. 2025-07-02
    price $389,900
21. 2025-07-02
    price $389,900
22. 2025-06-09
    price $394,900
23. 2025-06-09
    price $394,900
24. 2025-04-22
    price $399,900
25. 2025-04-22
    price $399,900
26. 2025-04-14
    listed $425,000 Active
27. 1986-10-01
    soldstatus $13,800
28. 1982-04-01
    soldstatus $21,000

ⓘ 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: $1,919 · $160/mo
• Projected year-2 tax: $2,818 · $235/mo
• Expected delta: +$899/yr (+$75/mo · 46.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$19,017
• − Property taxes: −$1,919
• − Insurance: −$1,698
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$9,876
• Taxable loss: −$254
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $5,416/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 — Inverness

• Score: 67/100
• State rank: #564
• US rank: #10791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,621
• Population (ZIP): 10,408

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 8% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% 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: ▼ -72.56%
• Current HPI: 315.9725
• 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

+1613.8% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $359,900 RACC
• 2025-11-26 Price Changed $387,000 RACC
• 2025-09-15 Price Changed $387,500 RACC
• 2025-07-02 Price Changed $389,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-02 Price Changed $389,900 RACC
• 2025-06-09 Price Changed $394,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Price Changed $394,900 RACC
• 2025-04-22 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-22 Price Changed $399,900 RACC
• 2025-04-14 Listed $425,000 RACC
• 1986-10-01 Sold (Public Records) $13,800 Public Records
• 1982-04-01 Sold (Public Records) $21,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,919 · +5.8% YoY. Source: county tax records.