126 N Edinburgh Dr · Inverness, FL 34450

$279,500

3 bd · 3.0 ba · 2,012 sqft · SingleFamily public records · 74 Days on market

Built 1973 0.27 ac lot Est $427k · 34% under

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Why this score? — see what drove the B 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.4/10.0
• 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 MLS

Big Bank Owned Buy in charming Lochshire Park! 3/3/1 featuring rear screened porch, 29X21 family room with fireplace, living room, dining area, partial rear fencing and partially updated.

Key facts

• 0.27 acre lot
• Garage
• Built 1973

Property features AI

Finance

• Other: Property located in the Lochshire Park subdivision; Directions: From HWY 44 east, turn left toward Wildwood, left onto E Gospel Island Rd, right onto Edinburgh Dr — property on the left

Exterior

• Parking: Attached garage (1 garage space); Driveway parking; Concrete surfaces
• Utilities: Private well water; Septic tank sewer
• Home design: Single family residence; One-level / single-story home; Stucco exterior
• Construction: Stucco construction; Asphalt shingle roof; Block and slab foundation; Built as a single-family residence
• Exterior features: Fenced yard; Paved road frontage on a county road; Landscaped, cleared, rectangular lot

Interior

• Kitchen: Electric oven; Dishwasher; Refrigerator; Water purifier (owned)
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Laminate counters; Walk-in closets; High-speed internet; Blinds and window treatments
• Laundry & utility: Washer; Dryer; Water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $263k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 208 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 $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y 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 $67k; list at $280k implies a 317% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 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?
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: 1.14% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $426,544
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 N Braemar Dr	0.18mi	4/3.0 (+1)	2,203 (+10%)	5mo	$295,000	$134	67
206 N Dundee Way	0.07mi	3/2.0	1,750 (-13%)	9mo	$280,000	$160	63
136 N Tiree Way	0.24mi	4/3.0 (+1)	1,980 (-2%)	22mo	$230,000	$116	63
9013 E Gospel Island Rd	0.50mi	3/2.0	1,747 (-13%)	2mo	$425,000	$243	49
232 N Edinburgh Dr	0.12mi	2/1.5 (-1)	1,785 (-11%)	19mo	$599,000	$336	48
8855 E Larlan Ct	0.60mi	4/2.5 (+1)	2,222 (+10%)	10mo	$519,000	$234	39
9010 E Point O Woods Dr	0.65mi	3/2.0	1,721 (-14%)	23mo	$365,000	$212	22

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $10,171
• Equity at exit: $41,674

10-year hold

• IRR: 12.9%
• Equity multiple: 2.02×
• Total profit: $79,936
• Equity at exit: $24,166

Cash invested: $78,260 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,466
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $873

Break-even live

Break-even rent $2,095

Max offer price $279,500

Occupancy floor 68%

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: $69,875
• Closing costs: $8,385
• 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	21d	1	0.35mi

Listing history 30 events

1. 2026-06-19
   days on market $279,500 Active 74 DOM
2. 2026-06-18
   days on market $279,500 Active 73 DOM
3. 2026-06-17
   days on market $279,500 Active 72 DOM
4. 2026-06-16
   days on market $279,500 Active 71 DOM
5. 2026-06-15
   days on market $279,500 Active 70 DOM
6. 2026-06-14
   days on market $279,500 Active 68 DOM
7. 2026-06-13
   days on market $279,500 Active 67 DOM
8. 2026-06-09
   days on market $279,500 Active 64 DOM
9. 2026-06-08
   days on market $279,500 Active 63 DOM
10. 2026-06-07
    days on market $279,500 Active 62 DOM
11. 2026-06-03
    days on market $279,500 Active 58 DOM
12. 2026-06-02
    days on market $279,500 Active 57 DOM
13. 2026-06-01
    days on market $279,500 Active 56 DOM
14. 2026-05-31
    days on market $279,500 Active 55 DOM
15. 2026-05-30
    days on market $279,500 Active 54 DOM
16. 2026-04-06
    listed $279,500 Active
17. 2009-04-16
    soldstatus $67,000 187-char remark

    Show marketing remark (187 chars)

    Big Bank Owned Buy in charming Lochshire Park! 3/3/1 featuring rear screened porch, 29X21 family room with fireplace, living room, dining area, partial rear fencing and partially updated.

18. 2009-01-27
    listed $69,900 187-char remark

    Show marketing remark (187 chars)

    Big Bank Owned Buy in charming Lochshire Park! 3/3/1 featuring rear screened porch, 29X21 family room with fireplace, living room, dining area, partial rear fencing and partially updated.

19. 2004-03-23
    soldstatus $112,600
20. 2004-03-19
    soldstatus $112,250 293-char remark

    Show marketing remark (293 chars)

    Charming 3/3/1.5 refurbished country home located in quiet neighborhood near the lakes in Inverness. Home includes fresh paint, new Berber carpet and flooring, water heater, dishwasher, stove, disposal and a lovely beamed Family room with brick fireplace. Super Clean!! Like New!! MUST SEE!!

21. 2004-01-12
    listed $109,900 293-char remark

    Show marketing remark (293 chars)

    Charming 3/3/1.5 refurbished country home located in quiet neighborhood near the lakes in Inverness. Home includes fresh paint, new Berber carpet and flooring, water heater, dishwasher, stove, disposal and a lovely beamed Family room with brick fireplace. Super Clean!! Like New!! MUST SEE!!

22. 2003-10-10
    soldstatus $79,500
23. 2003-09-26
    soldstatus $79,500
24. 2003-08-27
    listed $82,900
25. 2001-11-14
    soldstatus $87,300
26. 2001-11-13
    soldstatus $87,300
27. 2001-08-22
    listed $88,500
28. 2001-04-30
    soldstatus $81,000
29. 2001-03-29
    soldstatus $81,000
30. 2001-03-01
    listed $84,700

ⓘ 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: $877 · $73/mo
• Projected year-2 tax: $2,320 · $193/mo
• Expected delta: +$1,443/yr (+$120/mo · 164.5%)

ⓘ 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 ≥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: −$15,656
• − Property taxes: −$877
• − Insurance: −$1,398
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$8,131
• Taxable income: $6,194
• Est. tax owed @ 24.0%: −$1,487
• After-tax cash flow: $8,986/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

+230.0% since first listed

15 events — show timeline

• 2026-04-06 Listed $279,500 RACC
• 2009-04-16 Sold (MLS) $67,000 RACC
• 2009-01-27 Listed $69,900 RACC
• 2004-03-23 Sold (Public Records) $112,600 Public Records
• 2004-03-19 Sold (MLS) $112,250 RACC
• 2004-01-12 Listed $109,900 RACC
• 2003-10-10 Sold (Public Records) $79,500 Public Records
• 2003-09-26 Sold (MLS) $79,500 RACC
• 2003-08-27 Listed $82,900 RACC
• 2001-11-14 Sold (MLS) $87,300 RACC
• 2001-11-13 Sold (Public Records) $87,300 Public Records
• 2001-08-22 Listed $88,500 RACC
• 2001-04-30 Sold (MLS) $81,000 RACC
• 2001-03-29 Sold (Public Records) $81,000 Public Records
• 2001-03-01 Listed $84,700 RACC

Property tax history

+3.5%/yr

Latest (2025): $877 · +9.4% YoY. Source: county tax records.