700 W Dampier St · Inverness, FL 34450

$199,000

2 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 39 Days on market

Built 1984 6,300 sqft lot Est $227k · 12% under

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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 +20.3/30.0
• ARV discount +13.1/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• 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 MLS

This light & bright 2/2/1 carport sitting on corner lot located in the heart of Inverness. Freshly painted inside with soft neutral colors & open Great room to newly renovated kitchen. Spacious kitchen features all new appliances, cabinets, flooring, closet pantry, & loads of granite counters including a snack bar. Large master bedroom with walk in closet, new carpet & private bath. Good sized guest bedroom with full closet & private entry to 2nd bath. Great room has sliding doors to large enclosed screen room & fenced in backyard.

Key facts

• Golf courses
• Brand-new roof
• Nearby lakes

Tags

• HISTORIC DOWNTOWN INVERNESS
• WITHLACOOCHEE STATE TRAIL
• BRAND-NEW ROOF
• WATER HEATER REPLACED
• NEARBY LAKES
• GOLF COURSES

Property features AI

Finance

• Other: Unfurnished; Homestead exempt; No CDD; No lease restrictions

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; High-speed internet (BB/HS) available
• Home design: Single-family residence; Attached property; One story; Faces east
• Construction: Block construction; Shingle roof; Slab foundation; Built on less than 1/4 acre lot (approx. 0.14 acres)
• Exterior features: Rear porch; Vinyl fencing; Asphalt road access; Lot dimensions approximately 70 x 90

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $256 ($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 $190k (4.5% below list).
• Recommended offer: $190k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• Market conditions: 208 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 39 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $199k implies a 81% 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,982 (4.5% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $227,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Lake St	0.22mi	3/1.0 (+1)	1,308 (-1%)	10mo	$345,000	$264	71
218 N Osceola Ave	0.27mi	3/2.0 (+1)	1,404 (+6%)	10mo	$204,500	$146	64
705 Peebles Ct	0.69mi	2/2.0	1,323 (+0%)	8mo	$225,000	$170	61
802 Windermere Blvd	0.75mi	2/2.0	1,284 (-3%)	5mo	$200,000	$156	56
713 Moray Dr	0.67mi	2/2.0	1,193 (-10%)	3mo	$233,000	$195	50
420 Davidson Ave	0.38mi	3/1.0 (+1)	1,184 (-10%)	8mo	$125,000	$106	50
711 Moray Dr	0.66mi	2/2.0	1,186 (-10%)	3mo	$210,000	$177	50
503 Palma Ceia Pt	0.73mi	2/2.0	1,452 (+10%)	1mo	$249,900	$172	48
106 E Hill St	0.74mi	2/2.0	1,236 (-6%)	14mo	$190,000	$154	43
809 Windermere Blvd	0.72mi	2/2.0	1,193 (-10%)	16mo	$214,500	$180	37
304 S Seminole Ave	0.56mi	3/1.0 (+1)	1,215 (-8%)	20mo	$163,500	$135	35
712 Balmoral Ct	0.74mi	3/2.0 (+1)	1,510 (+14%)	19mo	$316,000	$209	20

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-16,007
• Equity at exit: $29,672

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $6,829
• Equity at exit: $17,206

Cash invested: $55,720 (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: 208
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $256

Break-even live

Break-even rent $1,576

Max offer price $199,000

Occupancy floor 82%

Sensitivity live

Price	-10% $368	-5% $312	+0% $256	+5% $199	+10% $143
Rent	-10% $106	-5% $181	+0% $256	+5% $331	+10% $406
Rate	-1.0pp $356	-0.5pp $306	base $256	+0.5pp $204	+1.0pp $152

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Talmage Ave Inverness, FL	3.0	2.0	1400	$1,600	$1.14	21d	1	0.10mi
426 Ella Ave Inverness, FL	2.0	2.0	1304	$2,100	$1.61	21d	1	0.38mi
419 N Apopka Ave Inverness, FL	2.0	2.0	1503	$3,500	$2.33	21d	1	0.59mi
415 W Circlewood St Inverness, FL	3.0	2.0	1621	$1,850	$1.14	21d	1	0.92mi
608 Whitney Ave Inverness, FL	3.0	2.0	1288	$1,660	$1.29	21d	1	1.01mi
1821 Kimberly Ln Inverness, FL	3.0	2.0	1554	$1,800	$1.16	21d	1	1.11mi
876 Pritchard Island Rd Inverness, FL	2.0	2.0	1148	$2,200	$1.92	21d	1	1.23mi
908 Pritchard Island Rd Inverness, FL	2.0	2.0	1148	$2,200	$1.92	21d	1	1.29mi
215 Bittern Loop Inverness, FL	3.0	2.0	1529	$1,900	$1.24	21d	1	1.37mi
2400 Forest Dr Inverness, FL	2.0	2.0	1035	$1,425	$1.38	21d	2	1.48mi

Listing history 26 events

1. 2026-06-19
   days on market $199,000 Active 39 DOM
2. 2026-06-18
   days on market $199,000 Active 38 DOM
3. 2026-06-17
   days on market $199,000 Active 37 DOM
4. 2026-06-16
   days on market $199,000 Active 36 DOM
5. 2026-06-15
   days on market $199,000 Active 35 DOM
6. 2026-06-14
   days on market $199,000 Active 33 DOM
7. 2026-06-13
   days on market $199,000 Active 32 DOM
8. 2026-06-09
   days on market $199,000 Active 29 DOM
9. 2026-06-08
   days on market $199,000 Active 28 DOM
10. 2026-06-07
    days on market $199,000 Active 27 DOM
11. 2026-06-03
    days on market $199,000 Active 23 DOM
12. 2026-06-02
    days on market $199,000 Active 22 DOM
13. 2026-06-01
    days on market $199,000 Active 21 DOM
14. 2026-05-31
    days on market $199,000 Active 20 DOM
15. 2026-05-30
    days on market $199,000 Active 19 DOM
16. 2026-05-20
    price $199,000
17. 2026-05-11
    listed $215,000 Active
18. 2019-11-11
    historical
19. 2019-09-06
    soldstatus $110,000
20. 2018-01-09
    soldstatus $79,900
21. 2017-12-29
    soldstatus $79,900 572-char remark

    Show marketing remark (572 chars)

    This light & bright 2/2/1 carport sitting on corner lot located in the heart of Inverness. Freshly painted inside with soft neutral colors & open Great room to newly renovated kitchen. Spacious kitchen features all new appliances, cabinets, flooring, closet pantry, & loads of granite counters including a snack bar. Large master bedroom with walk in closet, new carpet & private bath. Good sized guest bedroom with full closet & private entry to 2nd bath. Great room has sliding doors to large enclosed screen room & fenced in backyard.

22. 2017-11-07
    listed $82,900 572-char remark

    Show marketing remark (572 chars)

    This light & bright 2/2/1 carport sitting on corner lot located in the heart of Inverness. Freshly painted inside with soft neutral colors & open Great room to newly renovated kitchen. Spacious kitchen features all new appliances, cabinets, flooring, closet pantry, & loads of granite counters including a snack bar. Large master bedroom with walk in closet, new carpet & private bath. Good sized guest bedroom with full closet & private entry to 2nd bath. Great room has sliding doors to large enclosed screen room & fenced in backyard.

23. 2016-07-13
    soldstatus $45,000
24. 2016-04-12
    listed $50,000
25. 2014-06-16
    listed $61,500
26. 2006-03-03
    soldstatus $80,000

ⓘ 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: $1,423 · $119/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$229/yr (+$19/mo · 16.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $22,798
• − Mortgage interest: −$11,147
• − Property taxes: −$1,423
• − Insurance: −$995
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,789
• Taxable loss: −$204
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $3,118/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

• Census place: Inverness, FL
• 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

+148.8% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-11 Listing Removed — HCAR
• 2019-09-06 Sold (Public Records) $110,000 Public Records
• 2018-01-09 Sold (Public Records) $79,900 Public Records
• 2017-12-29 Sold (MLS) $79,900 Stellar MLS as Distributed by MLS Grid
• 2017-11-07 Listed $82,900 Stellar MLS as Distributed by MLS Grid
• 2016-07-13 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-12 Listed $50,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-16 Listed $61,500 HCAR
• 2006-03-03 Sold (Public Records) $80,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,423 · +3.6% YoY. Source: county tax records.