1210 W Fan Dr · Citrus Springs, FL 34434

$275,000

3 bd · 2.0 ba · 1,864 sqft · SingleFamily public records · 13 Days on market

Built 2005 9,885 sqft lot Est $283k · at est.

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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 +13.7/30.0
• ARV discount +8.8/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.1/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2-bath concrete block home located in the desirable community of Citrus Springs! Built in 2005 and situated on a spacious lot with no HOA, this move-in ready home offers comfort, functionality, and peace of mind. Major updates include a brand-new roof installed in 2025, fresh exterior paint, newer appliances, and a recently replaced drain field. Inside, you’ll find a desirable split-bedroom floor plan with multiple living spaces including a family room, formal dining area, vaulted ceilings, and a spacious kitchen perfect for everyday living and entertaining. Additional highlights include an attached 2-car garage, motion lighting, security camera system, outdoor deck space, and plenty of backyard room to enjoy Florida living. Conveniently located near shopping, dining, golf courses, parks, no deed restrictions and the natural beauty Citrus County is known for make this property an even greater opportunity. Schedule your private showing today!

Key facts

• Brand new roof
• Newer appliances
• Replaced drain field

Tags

• CONCRETE BLOCK HOME
• BRAND NEW ROOF
• FRESH EXTERIOR PAINT
• NEWER APPLIANCES
• REPLACED DRAIN FIELD
• SPLIT BEDROOM FLOOR PLAN

Property features AI

Finance

• Other: Homestead exemption indicated; Zoned PDR
• HOA & community: No association (no HOA fees reported); Street lights in community; Pets allowed

Exterior

• Parking: Driveway; Garage with rear-facing door and opener; Ground-level 2-car garage; Has garage
• Utilities: Public water; Septic tank; High-speed internet available; Cable available; Electricity available and connected; Phone available; Sewer connected; Underground utilities; Water connected
• Home design: Single family residence; Residential property; One story; North facing; Completed condition; Entry level: One
• Construction: Block and stucco construction; Shingle roof; Block, concrete perimeter, and slab foundation; Built with conventional materials
• Exterior features: Deck; Front porch; Porch; Rear porch; Exterior lighting; Rain gutters; Sliding doors; Mature landscaping with trees; Shed(s); Paved road access; City limits location, in county

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Open floorplan; Thermostat; Walk-in closets; Inside utility
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $18 ($219/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 $211k (23.4% below list).
• Recommended offer: $211k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.1% in Citrus Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#521 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; 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: Citrus Springs Elementary School (math 52% / reading 48%, grade D+, #1,070 of 2,144 statewide, top 51%, 817 students, 71% FRL); Citrus Springs Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 821 students, 59% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 1247 active listings in the ZIP; 19 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).
• This rent runs 37% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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 $145k; list at $275k implies a 90% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,709 (23.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.77% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $283,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1269 W Galgano St	0.05mi	3/2.0	1,632 (-12%)	2mo	$224,900	$138	75
7784 N Galena Ave	0.19mi	4/3.0 (+1)	2,033 (+9%)	1mo	$309,900	$152	66
1160 W Newbury St	0.56mi	4/2.0 (+1)	1,811 (-3%)	0mo	$268,990	$149	64
7943 N Tiny Lily Dr	0.46mi	3/2.0	2,012 (+8%)	3mo	$205,000	$102	63
1575 W Lamplighter St	0.49mi	4/3.0 (+1)	1,827 (-2%)	2mo	$299,900	$164	63
7841 N Santos Dr	0.53mi	4/3.0 (+1)	1,827 (-2%)	0mo	$330,000	$181	63
1244 W Newbury St	0.56mi	4/3.0 (+1)	1,902 (+2%)	1mo	$275,000	$145	61
7246 N Everest Ter	0.44mi	4/2.0 (+1)	1,696 (-9%)	0mo	$252,000	$149	59
1533 W Diamond Dr	0.56mi	4/2.0 (+1)	1,696 (-9%)	4mo	$254,899	$150	51
1865 W Citrus Springs Blvd	0.67mi	3/2.0	1,679 (-10%)	4mo	$260,000	$155	49
1067 W Cary Dr	0.59mi	4/2.0 (+1)	1,630 (-13%)	1mo	$250,000	$153	45
7549 N Santos Dr	0.50mi	4/2.0 (+1)	1,590 (-15%)	3mo	$259,900	$163	45

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-43,526
• Equity at exit: $41,003

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-36,913
• Equity at exit: $23,777

Cash invested: $77,000 (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 34434

• Home prices YoY: -2.9%
• Active inventory: 1247
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,107 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $18

Break-even live

Break-even rent $2,084

Max offer price $275,000

Occupancy floor 94%

Sensitivity live

Price	-10% $174	-5% $96	+0% $18	+5% $-60	+10% $-137
Rent	-10% $-148	-5% $-65	+0% $18	+5% $101	+10% $185
Rate	-1.0pp $157	-0.5pp $88	base $18	+0.5pp $-53	+1.0pp $-126

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 N Galgano St Dunnellon, FL	4.0	3.0	2381	$2,800	$1.18	22d	1	0.10mi
7708 N Paris Dr Dunnellon, FL	3.0	2.0	1415	$1,800	$1.27	22d	1	0.25mi
7908 N Galena Ave Citrus Springs, FL	4.0	2.5	1551	$1,850	$1.19	22d	1	0.28mi
8030 N Galena Ave Citrus Springs, FL	4.0	2.0	1833	$2,150	$1.17	22d	1	0.39mi
1912 W Quaker Ln Citrus Springs, FL	4.0	2.0	1636	$1,895	$1.16	22d	1	0.71mi
8180 N Wakefield Dr Dunnellon, FL	3.0	2.0	1502	$1,695	$1.13	22d	1	0.73mi
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	22d	1	0.73mi
8190 N Wakefield Dr Dunnellon, FL	4.0	2.0	1772	$1,750	$0.99	22d	1	0.74mi
788 W Glenhaven Dr Citrus Springs, FL	4.0	2.0	1621	$1,800	$1.11	22d	1	0.86mi
696 W Hallam Dr Citrus Springs, FL	4.0	2.0	1797	$1,900	$1.06	22d	1	0.91mi
8398 N Jay Dr Dunnellon, FL	3.0	2.0	1541	$1,700	$1.10	22d	1	0.92mi
7175 N Varsity Ave Citrus Springs, FL	3.0	2.0	1428	$1,795	$1.26	22d	1	0.93mi
8450 N Travis Dr Citrus Springs, FL	4.0	2.0	1787	$1,900	$1.06	22d	1	0.98mi
904 W Rum Pl Dunnellon, FL	3.0	2.0	1453	$1,699	$1.17	22d	1	1.16mi
669 W Homeway Loop Citrus Springs, FL	4.0	2.0	1580	$1,895	$1.20	22d	1	1.30mi
572 W Bluster Pl Dunnellon, FL	4.0	2.0	1630	$1,900	$1.17	22d	1	1.35mi
9018 N Mendoza Way Citrus Springs, FL	2.0	2.0	1225	$1,499	$1.22	22d	1	1.37mi
1482 W Manchester Dr Dunnellon, FL	3.0	2.0	1540	$1,695	$1.10	22d	1	1.42mi
6251 W Whispering Dr Citrus Springs, FL	4.0	2.0	1617	$1,815	$1.12	22d	1	1.43mi

Listing history 11 events

1. 2026-06-21
   days on market $275,000 Active 13 DOM
2. 2026-06-19
   days on market $275,000 Active 11 DOM
3. 2026-06-18
   days on market $275,000 Active 10 DOM
4. 2026-06-17
   days on market $275,000 Active 9 DOM
5. 2026-06-16
   days on market $275,000 Active 8 DOM
6. 2026-06-15
   days on market $275,000 Active 7 DOM
7. 2026-06-14
   days on market $275,000 Active 5 DOM
8. 2026-06-13
   days on market $275,000 Active 4 DOM
9. 2026-06-10
   days on market $275,000 Active 2 DOM
10. 2026-06-09
    remarks 693-char remark
11. 2026-06-09
    listed $275,000 Active 1 DOM

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,206/yr (+$101/mo · 112.1%)

ⓘ 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 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,285
• − Mortgage interest: −$15,404
• − Property taxes: −$1,076
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$8,000
• Taxable loss: −$4,616
• Est. tax savings @ 24.0%: +$1,108
• After-tax cash flow: $1,326/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 — Citrus Springs

• Score: 68/100
• State rank: #521
• US rank: #9598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citrus Springs, FL
• County: Citrus County · 111,314 people
• City population: 10,730
• Metro: Homosassa Springs, FL
• Population (ZIP): 11,074
• Household income: $68,939
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 171.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 11% Hispanic / Latino 9% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Iranian 3% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Other Indo-European 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: ▼ -9.70%
• Current HPI: 328.2164
• 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

+885.7% since first listed

9 events — show timeline

• 2026-06-08 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-06-08 Listed $275,000 RACC
• 2007-12-07 Sold (MLS) $144,900 RACC
• 2007-04-23 Listed $149,900 RACC
• 2006-06-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-12-20 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2005-03-14 Sold (Public Records) $27,900 Public Records
• 2005-03-11 Sold (MLS) $139,800 RACC
• 2005-02-15 Listed $27,900 RACC

Property tax history

+3.3%/yr

Latest (2025): $1,076 · +8.0% YoY. Source: county tax records.