1610 N Dalary Pt · Lecanto, FL 34429

$185,000

2 bd · 2.0 ba · 1,288 sqft · Condo public records · 108 Days on market

Built 1986 $370/mo HOA · 18% of rent

---

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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1610 N Dalary Pt, a home that has been thoughtfully updated for modern living. The recent partial flooring replacement adds a fresh and contemporary feel to the property, enhancing its overall appeal. The primary bedroom is a true retreat, boasting a spacious walk-in closet that provides ample storage for your wardrobe. The primary bathroom is a haven of relaxation, featuring double sinks for added convenience and ease during your morning routine. Step outside to a covered patio in the back yard, perfect for entertaining or simply enjoying a quiet moment. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty w

Key facts

• Double sinks
• $370 HOA
• Garage

Tags

• SPACIOUS WALK-IN CLOSET
• DOUBLE SINKS

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.09 acres); Living area about 1,288 sq. ft.; Community pool
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Parklane Real Estate Services; Master association: Meadowcrest; Monthly HOA fee of $370.39; includes pool, trash, and other services; Association approval required; Pets allowed (large weight limit)

Exterior

• Parking: Driveway; Attached garage (1 car)
• Security: Owned security system
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Residential townhouse; One story; Faces east
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as ARBOR COURT (building name)
• Exterior features: Other exterior features; Concrete road access

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater; Other appliance(s)
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; No central cooling
• Interior features: Ceiling fans; Eat-in kitchen; Security system (owned)
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-20 ($-244/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (1.9% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $168k (9.0% 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: 327 active listings in the ZIP; 5 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).

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

• It's been on market 108 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $168,350 (9.0% 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 108 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.09% ✓
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 7.7

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-31,042
• Equity at exit: $27,584

10-year hold

• IRR: -8.5%
• Equity multiple: 0.46×
• Total profit: $-27,752
• Equity at exit: $15,995

Cash invested: $51,800 (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: 327
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$970
• Tax from tax record: −$192 /mo · $2,301/yr
• Insurance: −$77
• HOA: −$370
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-20

Break-even live

Break-even rent $2,037

Max offer price $181,402

Occupancy floor 96%

Sensitivity live

Price	-10% $84	-5% $32	+0% $-20	+5% $-73	+10% $-125
Rent	-10% $-179	-5% $-100	+0% $-20	+5% $59	+10% $138
Rate	-1.0pp $73	-0.5pp $27	base $-20	+0.5pp $-68	+1.0pp $-117

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6084 W Fairhaven Ct Crystal River, FL	2.0	2.0	1545	$2,200	$1.42	22d	1	0.19mi
5926 W Poplar Springs Cir Unit 2101 Crystal River, FL	3.0	2.0	1200	$1,895	$1.58	22d	1	0.32mi
6384 W Flanders Ln Crystal River, FL	3.0	2.0	1800	$2,250	$1.25	22d	1	0.71mi
1136 N Tiger Pt Unit 1136 Lecanto, FL	3.0	1.5	1000	$1,495	$1.50	22d	1	0.75mi
1165 N Commerce Ter Lecanto, FL	3.0	2.5	1697	$1,800	$1.06	22d	1	0.87mi

HOA detail condo

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

Listing history 29 events

1. 2026-06-21
   days on market $185,000 Active 108 DOM
2. 2026-06-19
   days on market $185,000 Active 106 DOM
3. 2026-06-18
   days on market $185,000 Active 105 DOM
4. 2026-06-17
   days on market $185,000 Active 104 DOM
5. 2026-06-16
   days on market $185,000 Active 103 DOM
6. 2026-06-15
   days on market $185,000 Active 102 DOM
7. 2026-06-14
   days on market $185,000 Active 100 DOM
8. 2026-06-13
   days on market $185,000 Active 99 DOM
9. 2026-06-09
   days on market $185,000 Active 96 DOM
10. 2026-06-08
    days on market $185,000 Active 95 DOM
11. 2026-06-03
    days on market $185,000 Active 90 DOM
12. 2026-06-02
    days on market $185,000 Active 89 DOM
13. 2026-06-01
    days on market $185,000 Active 88 DOM
14. 2026-05-31
    days on market $185,000 Active 87 DOM
15. 2026-05-30
    days on market $185,000 Active 86 DOM
16. 2026-05-21
    price $185,000
17. 2026-05-07
    price $190,000
18. 2026-04-16
    price $195,000
19. 2026-03-26
    price $198,000
20. 2026-03-05
    listed $202,000 Active
21. 2026-02-26
    soldstatus $177,100
22. 2025-06-25
    price $180,000
23. 2025-04-15
    price $205,000
24. 2025-02-08
    historical
25. 2024-11-06
    price $239,000
26. 2024-11-05
    price $239,000
27. 2024-08-21
    listed $249,000 Active
28. 2001-06-01
    soldstatus $75,000
29. 1987-10-01
    soldstatus $68,900

ⓘ 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: $2,301 · $192/mo
• Projected year-2 tax: $2,301 · $192/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 4/10 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: $24,131
• − Mortgage interest: −$10,363
• − Property taxes: −$2,301
• − Insurance: −$925
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − HOA: −$4,440
• − Depreciation: −$5,382
• Taxable loss: −$3,141
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $509/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

+168.5% since first listed

14 events — show timeline

• 2026-05-21 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $198,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Listed $202,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Sold (Public Records) $177,100 Public Records
• 2025-06-25 Price Changed $180,000 RACC
• 2025-04-15 Price Changed $205,000 RACC
• 2025-02-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-06 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-05 Price Changed $239,000 RACC
• 2024-08-21 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2001-06-01 Sold (Public Records) $75,000 Public Records
• 1987-10-01 Sold (Public Records) $68,900 Public Records

Property tax history

+13.3%/yr

Latest (2025): $2,301 · +2.4% YoY. Source: county tax records.