6065 W Croyden Cir · Lecanto, FL 34429

$200,000

3 bd · 2.0 ba · 1,569 sqft · Condo public records · 72 Days on market

Built 1986 $312/mo HOA · 15% of rent

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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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained home with large EIK and pantry. Spacious tiled LR opens to vinyl enc porch. Generous MBR. Master bath w/ cultured marble vanity & double sinks, seperate walk in shower. Formal dining room w/ corner windows. Two other brs - one used as an office. Lots of closets in each bedroom. Friendly community boasts a clubhouse, pool, tennis and walking trail. A great place to relax, play and enjoy life.

Key facts

• Walking trail
• Attached villa
• Relaxing gazebo

Tags

• ATTACHED VILLA
• COMMUNITY POOLS
• WALKING TRAIL
• RELAXING GAZEBO
• FOUNTAIN POND
• UPDATED EAT-IN KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $312; HOA covers cable TV, grounds maintenance, and trash; Community amenities include clubhouse, park, sidewalks, tennis courts, and pool

Exterior

• Parking: Attached garage with garage door opener; Concrete driveway; 1 total parking space (1 garage space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Located on a cul-de-sac; Landscaped, level lot; Paved private road with private maintenance; Subdivision: Meadowcrest - Arbor Court
• Construction: Frame and stucco construction; Asphalt shingle roof
• Exterior features: Exterior lighting; Rain gutters; Gazebo; Community pool (community amenity)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave; Refrigerator; Water heater
• Bedrooms: Total rooms: 8
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air; Whole house fan
• Interior features: Eat-in kitchen; Laminate counters; Pantry; High speed internet; Blinds and window treatments; Smoke detector(s)
• Laundry & utility: Washer/dryer hookups (utility features implied by appliances and water heater)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-27 ($-319/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (2.3% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% 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; 4 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 72 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 38% 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,000 (6.0% 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 72 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.04% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 8.0

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-33,890
• Equity at exit: $29,821

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-30,833
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,085 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$230 /mo · $2,757/yr
• Insurance: −$83
• HOA: −$312
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-27

Break-even live

Break-even rent $2,119

Max offer price $195,307

Occupancy floor 96%

Sensitivity live

Price	-10% $87	-5% $30	+0% $-27	+5% $-83	+10% $-140
Rent	-10% $-191	-5% $-109	+0% $-27	+5% $56	+10% $138
Rate	-1.0pp $74	-0.5pp $24	base $-27	+0.5pp $-78	+1.0pp $-131

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	23d	1	0.24mi
5926 W Poplar Springs Cir Unit 2101 Crystal River, FL	3.0	2.0	1200	$1,895	$1.58	23d	1	0.36mi
6384 W Flanders Ln Crystal River, FL	3.0	2.0	1800	$2,250	$1.25	23d	1	0.62mi
1165 N Commerce Ter Lecanto, FL	3.0	2.5	1697	$1,800	$1.06	23d	1	0.89mi

HOA detail condo

• Monthly dues: $312 · $3,744/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-15
   status $200,000 Pending 72 DOM
2. 2026-06-15
   days on market $200,000 Active 72 DOM
3. 2026-06-14
   days on market $200,000 Active 70 DOM
4. 2026-06-13
   days on market $200,000 Active 69 DOM
5. 2026-06-09
   days on market $200,000 Active 66 DOM
6. 2026-06-08
   days on market $200,000 Active 65 DOM
7. 2026-06-07
   days on market $200,000 Active 64 DOM
8. 2026-06-03
   days on market $200,000 Active 60 DOM
9. 2026-06-02
   days on market $200,000 Active 59 DOM
10. 2026-06-01
    days on market $200,000 Active 58 DOM
11. 2026-05-31
    days on market $200,000 Active 57 DOM
12. 2026-05-30
    days on market $200,000 Active 56 DOM
13. 2026-04-13
    price $210,500
14. 2026-04-05
    listed $219,900 Active
15. 2020-06-26
    soldstatus $145,000
16. 2012-06-22
    soldstatus $80,000
17. 2012-06-20
    soldstatus $80,000 416-char remark

    Show marketing remark (416 chars)

    Well maintained home with large EIK and pantry. Spacious tiled LR opens to vinyl enc porch. Generous MBR. Master bath w/ cultured marble vanity & double sinks, seperate walk in shower. Formal dining room w/ corner windows. Two other brs - one used as an office. Lots of closets in each bedroom. Friendly community boasts a clubhouse, pool, tennis and walking trail. A great place to relax, play and enjoy life.

18. 2011-05-23
    listed $89,000 416-char remark

    Show marketing remark (416 chars)

    Well maintained home with large EIK and pantry. Spacious tiled LR opens to vinyl enc porch. Generous MBR. Master bath w/ cultured marble vanity & double sinks, seperate walk in shower. Formal dining room w/ corner windows. Two other brs - one used as an office. Lots of closets in each bedroom. Friendly community boasts a clubhouse, pool, tennis and walking trail. A great place to relax, play and enjoy life.

19. 1988-12-01
    soldstatus $53,900
20. 1986-09-01
    soldstatus $74,900

ⓘ 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: $2,757 · $230/mo
• Projected year-2 tax: $2,757 · $230/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 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: $25,023
• − Mortgage interest: −$11,203
• − Property taxes: −$2,757
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − HOA: −$3,744
• − Depreciation: −$5,818
• Taxable loss: −$3,503
• Est. tax savings @ 24.0%: +$841
• After-tax cash flow: $522/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

+181.0% since first listed

8 events — show timeline

• 2026-04-13 Price Changed $210,500 RACC
• 2026-04-05 Listed $219,900 RACC
• 2020-06-26 Sold (Public Records) $145,000 Public Records
• 2012-06-22 Sold (Public Records) $80,000 Public Records
• 2012-06-20 Sold (MLS) $80,000 RACC
• 2011-05-23 Listed $89,000 RACC
• 1988-12-01 Sold (Public Records) $53,900 Public Records
• 1986-09-01 Sold (Public Records) $74,900 Public Records

Property tax history

+13.9%/yr

Latest (2025): $2,757 · +12.2% YoY. Source: county tax records.