8156 W Basilico St · Crystal River, FL 34428

$249,900

3 bd · 2.0 ba · 1,068 sqft · SingleFamily public records · 130 Days on market

Built 1999 0.30 ac lot Est $188k · 33% over

---

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 +14.5/30.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! Come check out this updated 3 bedroom, 2 bathroom home sitting on a fully fenced in . 30-acre lot. Recent updates include a BRAND NEW roof, BRAND NEW AC, BRAND NEW appliances, BRAND NEW concrete driveway and sidewalk , lighting fixtures, and fresh interior paint throughout. Both bathrooms have been updated with new vanities and toilets, and the kitchen sink features new sink with new faucet. Additional upgrades include modern locksets keyed alike, new dryer vent, and brand new water filtration system with well pressure tank. Enjoy outdoor living with a freshly painted lanai, freshly painted garage, and a durable 10x12 Lifetime shed for extra storage. A recent termite inspecti

Key facts

• Brand new roof
• New appliances
• Brand new ac

Tags

• FULLY FENCED LOT
• BRAND NEW ROOF
• BRAND NEW AC
• NEW APPLIANCES
• NEW LIGHTING FIXTURES
• FRESH INTERIOR PAINT

Property features AI

Exterior

• Parking: Attached garage (1-car); Driveway with concrete surfaces
• Utilities: Private well water; Septic tank sewer
• Home design: Single family residence; One level
• Construction: Block foundation; Block and concrete construction; Asphalt shingle roof
• Exterior features: Wooded lot; Paved road frontage on a county road; Outdoor pool (none listed as applicable)

Interior

• Kitchen: Electric cooktop; Electric oven
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Tile flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $53 ($642/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 $204k (18.4% below list).
• Recommended offer: $204k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.5% in Crystal River — 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 66/100 on livability (#603 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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: Crystal River Primary School (math 45% / reading 55%, grade D+, #1,070 of 2,144 statewide, top 51%, 654 students, 70% 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: 322 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $2,040/mo this rent would consume 48% of the median local household income ($51k/yr) (locally 264% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 130 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $168k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,028 (18.4% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
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: 0.82% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $187,968
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8734 N Reina Loop	0.20mi	3/2.0	1,092 (+2%)	1mo	$129,000	$118	86
8650 N Catapane Loop	0.27mi	3/2.0	1,092 (+2%)	2mo	$197,798	$181	82
8748 N Discalfani Loop	0.25mi	3/2.0	1,092 (+2%)	5mo	$192,500	$176	80
8120 W Milano Ln	0.12mi	3/2.0	1,010 (-5%)	18mo	$140,000	$139	70

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-37,161
• Equity at exit: $37,261

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-28,268
• Equity at exit: $21,607

Cash invested: $69,972 (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 34428

• Home prices YoY: -15.3%
• Active inventory: 322
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,040 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$144 /mo · $1,724/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $53

Break-even live

Break-even rent $1,973

Max offer price $249,900

Occupancy floor 92%

Sensitivity live

Price	-10% $195	-5% $124	+0% $53	+5% $-17	+10% $-88
Rent	-10% $-108	-5% $-27	+0% $53	+5% $134	+10% $215
Rate	-1.0pp $179	-0.5pp $117	base $53	+0.5pp $-11	+1.0pp $-77

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $249,900 Active 130 DOM
2. 2026-06-19
   days on market $249,900 Active 128 DOM
3. 2026-06-18
   days on market $249,900 Active 127 DOM
4. 2026-06-17
   days on market $249,900 Active 126 DOM
5. 2026-06-16
   days on market $249,900 Active 125 DOM
6. 2026-06-15
   price $249,900 Active 124 DOM
7. 2026-06-15
   days on market $259,900 Active 124 DOM
8. 2026-06-14
   days on market $259,900 Active 122 DOM
9. 2026-06-13
   days on market $259,900 Active 121 DOM
10. 2026-06-09
    days on market $259,900 Active 118 DOM
11. 2026-06-08
    days on market $259,900 Active 117 DOM
12. 2026-06-03
    days on market $259,900 Active 112 DOM
13. 2026-06-02
    days on market $259,900 Active 111 DOM
14. 2026-06-01
    days on market $259,900 Active 110 DOM
15. 2026-05-31
    days on market $259,900 Active 109 DOM
16. 2026-05-30
    days on market $259,900 Active 108 DOM
17. 2026-03-18
    price $264,900
18. 2026-02-11
    listed $274,900 Active
19. 2021-04-21
    soldstatus $168,500

ⓘ 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: $1,724 · $144/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$350/yr (+$29/mo · 20.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥108°F today · 20 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: $24,483
• − Mortgage interest: −$13,998
• − Property taxes: −$1,724
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$7,270
• Taxable loss: −$3,676
• Est. tax savings @ 24.0%: +$882
• After-tax cash flow: $1,524/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 — Crystal River

• Score: 66/100
• State rank: #603
• US rank: #11564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Citrus County · 111,314 people
• City population: 10,163
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,163
• Household income: $50,779
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 264.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -57.32%
• Current HPI: 317.7637
• 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

+57.2% since first listed

3 events — show timeline

• 2026-03-18 Price Changed $264,900 RACC
• 2026-02-11 Listed $274,900 RACC
• 2021-04-21 Sold (Public Records) $168,500 Public Records

Property tax history

+12.5%/yr

Latest (2025): $1,724 · +6.2% YoY. Source: county tax records.