1736 W Hall Pl · Citrus Springs, FL 34434

$244,000

3 bd · 2.0 ba · 1,400 sqft · Land · 29 Days on market

Built 2025 0.25 ac lot

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Home is complete!! This gorgeous brand-new home located in Citrus Springs is the ideal escape from the hustle and bustle of city life! With an open floor plan, pleasing neutral colors and vinyl plank flooring throughout, this 3-bedroom, 2-bathroom residence has all the charm and comfort any family could desire. Showcasing shaker style cabinets with granite counter tops in the kitchen, a washer/dryer hook up in the inside laundry for added convenience, plus a stainless-steel appliance package, this home is sure to impress. Enjoy your time in the neighborhood while nearby shopping, dining, medical centers and natural springs keep life exciting. Plus, its location near pristine rivers and springs allows for outdoor activities where adventure finds you! Builder Warranty included!

Key facts

• Open floor plan
• Washer dryer hook up
• Granite counter tops

Tags

• OPEN FLOOR PLAN
• SHAKER STYLE CABINETS
• GRANITE COUNTER TOPS
• WASHER DRYER HOOK UP
• NEARBY SHOPPING
• NEARBY DINING

Property features AI

Finance

• Other: Lot size about 0.22 acres; One well on property
• HOA & community: No HOA/association

Exterior

• Parking: Driveway; Attached 2-car garage with garage door opener
• Utilities: Public water; Septic required; Electricity connected
• Home design: Single-family residence; One story; Completed/new construction; Southeast-facing
• Construction: Concrete construction; Shingle roof; Slab foundation; Built by ALDANA (model: JOSIE)
• Exterior features: Sliding doors; Cleared, level lot; Paved public road access

Interior

• Kitchen: Dishwasher; Range; Range hood
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closets
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $244k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (25.7% below list).
• Recommended offer: $181k (25.7% below list) — sets the bar for 1% rule.

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 High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL).
• Market conditions: 1242 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% 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 $7k 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 29 days — a 2% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $22k; list at $244k implies a 984% 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 $181,337 (25.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.74% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.46%
• DSCR: 0.80
• GRM: 11.2

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: -23.8%
• Equity multiple: 0.19×
• Total profit: $-55,667
• Equity at exit: $36,381

10-year hold

• IRR: -18.8%
• Equity multiple: -0.01×
• Total profit: $-69,167
• Equity at exit: $21,097

Cash invested: $68,320 (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: 1242
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$1,280
• Tax est. 1.5%: −$305 /mo · $3,660/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-254

Break-even live

Break-even rent $2,134

Max offer price $207,294

Occupancy floor —

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	21d	1	0.38mi
8030 N Galena Ave Citrus Springs, FL	4.0	2.0	1833	$2,150	$1.17	21d	1	0.74mi
9018 N Mendoza Way Citrus Springs, FL	2.0	2.0	1225	$1,499	$1.22	21d	1	0.80mi
7908 N Galena Ave Citrus Springs, FL	4.0	2.5	1551	$1,850	$1.19	21d	1	0.83mi
9271 N Peachtree Way Unit 9271 Citrus Springs, FL	2.0	2.0	900	$1,300	$1.44	21d	1	0.83mi
9298 N Mendoza Way Citrus Springs, FL	3.0	2.0	1350	$1,800	$1.33	21d	1	0.86mi
904 W Rum Pl Dunnellon, FL	3.0	2.0	1453	$1,699	$1.17	21d	1	0.87mi
2330 W Juan Vega Ln Dunnellon, FL	3.0	2.0	1204	$1,675	$1.39	21d	1	0.89mi
9262 N Travis Dr Citrus Springs, FL	2.0	2.0	984	$1,395	$1.42	21d	1	0.89mi
9337 N Mendoza Way Citrus Springs, FL	2.0	2.0	984	$1,275	$1.30	21d	1	0.90mi
9475 N Camel Dr Dunnellon, FL	3.0	2.0	1670	$1,800	$1.08	21d	1	0.93mi
1912 W Quaker Ln Citrus Springs, FL	4.0	2.0	1636	$1,895	$1.16	21d	1	0.94mi
9545 N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	21d	1	0.94mi
7708 N Paris Dr Dunnellon, FL	3.0	2.0	1415	$1,800	$1.27	21d	1	0.96mi
9543B N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	21d	1	0.97mi
9437 N Travis Dr Citrus Springs, FL	2.0	2.0	972	$1,325	$1.36	21d	1	0.99mi
9081 N Golfview Dr Citrus Springs, FL	3.0	1.5	1374	$1,400	$1.02	21d	1	1.00mi
9305 N Citrus Springs Blvd Citrus Springs, FL	3.0	2.0	1411	$1,800	$1.28	21d	1	1.04mi
696 W Hallam Dr Citrus Springs, FL	4.0	2.0	1797	$1,900	$1.06	21d	1	1.05mi
8398 N Jay Dr Dunnellon, FL	3.0	2.0	1541	$1,700	$1.10	21d	1	1.07mi
8180 N Wakefield Dr Dunnellon, FL	3.0	2.0	1502	$1,695	$1.13	21d	1	1.10mi
8450 N Travis Dr Citrus Springs, FL	4.0	2.0	1787	$1,900	$1.06	21d	1	1.10mi
8190 N Wakefield Dr Dunnellon, FL	4.0	2.0	1772	$1,750	$0.99	21d	1	1.11mi
754 W Deacon Pl Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	21d	1	1.13mi
8006 N Voyager Dr Citrus Springs, FL	4.0	2.0	1636	$1,899	$1.16	21d	1	1.19mi
572 W Bluster Pl Dunnellon, FL	4.0	2.0	1630	$1,900	$1.17	21d	1	1.20mi
9205 N Fawn Way Citrus Springs, FL	3.0	2.0	1428	$1,750	$1.23	21d	1	1.21mi
9995 N Sandree Dr Citrus Springs, FL	3.0	2.0	1453	$1,895	$1.30	21d	1	1.23mi
9676 N Jourden Dr Citrus Springs, FL	3.0	2.0	1353	$1,750	$1.29	21d	1	1.24mi
9066 N Akola Way Citrus Springs, FL	3.0	2.0	1833	$2,150	$1.17	21d	1	1.25mi
9065 N Akola Way Citrus Springs, FL	3.0	2.0	1511	$1,795	$1.19	21d	1	1.29mi
3036 W Akron Pl Citrus Springs, FL	4.0	2.0	1833	$2,000	$1.09	21d	1	1.34mi
2907 W Camilo Dr Citrus Springs, FL	4.0	2.0	1449	$1,795	$1.24	21d	1	1.37mi
7175 N Varsity Ave Citrus Springs, FL	3.0	2.0	1428	$1,795	$1.26	21d	1	1.47mi

Listing history 22 events

1. 2026-06-19
   days on market $244,000 Active 29 DOM
2. 2026-06-18
   days on market $244,000 Active 28 DOM
3. 2026-06-17
   days on market $244,000 Active 27 DOM
4. 2026-06-17
   price $244,000 Active 26 DOM
5. 2026-06-16
   days on market $246,000 Active 26 DOM
6. 2026-06-15
   days on market $246,000 Active 25 DOM
7. 2026-06-14
   days on market $246,000 Active 23 DOM
8. 2026-06-13
   pricedays on market $246,000 Active 22 DOM
9. 2026-06-09
   days on market $248,000 Active 19 DOM
10. 2026-06-08
    days on market $248,000 Active 18 DOM
11. 2026-06-07
    days on market $248,000 Active 17 DOM
12. 2026-06-03
    days on market $248,000 Active 13 DOM
13. 2026-06-02
    days on market $248,000 Active 12 DOM
14. 2026-06-01
    days on market $248,000 Active 11 DOM
15. 2026-05-31
    days on market $248,000 Active 10 DOM
16. 2026-05-30
    days on market $248,000 Active 9 DOM
17. 2026-05-21
    listed $248,000 Active 834-char remark

    Show marketing remark (834 chars)

    One or more photo(s) has been virtually staged. Home is complete!! This gorgeous brand-new home located in Citrus Springs is the ideal escape from the hustle and bustle of city life! With an open floor plan, pleasing neutral colors and vinyl plank flooring throughout, this 3-bedroom, 2-bathroom residence has all the charm and comfort any family could desire. Showcasing shaker style cabinets with granite counter tops in the kitchen, a washer/dryer hook up in the inside laundry for added convenience, plus a stainless-steel appliance package, this home is sure to impress. Enjoy your time in the neighborhood while nearby shopping, dining, medical centers and natural springs keep life exciting. Plus, its location near pristine rivers and springs allows for outdoor activities where adventure finds you! Builder Warranty included!

18. 2026-05-21
    listed $248,000 Active

    Show marketing remark (834 chars)

    One or more photo(s) has been virtually staged. Home is complete!! This gorgeous brand-new home located in Citrus Springs is the ideal escape from the hustle and bustle of city life! With an open floor plan, pleasing neutral colors and vinyl plank flooring throughout, this 3-bedroom, 2-bathroom residence has all the charm and comfort any family could desire. Showcasing shaker style cabinets with granite counter tops in the kitchen, a washer/dryer hook up in the inside laundry for added convenience, plus a stainless-steel appliance package, this home is sure to impress. Enjoy your time in the neighborhood while nearby shopping, dining, medical centers and natural springs keep life exciting. Plus, its location near pristine rivers and springs allows for outdoor activities where adventure finds you! Builder Warranty included!

19. 2024-11-25
    soldstatus $22,500 Closed 470-char remark

    Show marketing remark (470 chars)

    Situated in the heart of Citrus Springs, this residential lot measures 84 by 120 feet and offers access to city water. Located outside the flood zone, with no wetlands or protected species on site, this lot is shovel-ready and primed for development. Citrus County, Citrus Springs is a rural residential subdivision. Just minutes from the shops on N Florida Ave and the Rainbow Springs River, 30 minutes to the beach, also to schools and the Withlacoochee Trail. No HOA.

20. 2024-10-29
    price $23,450 470-char remark

    Show marketing remark (470 chars)

    Situated in the heart of Citrus Springs, this residential lot measures 84 by 120 feet and offers access to city water. Located outside the flood zone, with no wetlands or protected species on site, this lot is shovel-ready and primed for development. Citrus County, Citrus Springs is a rural residential subdivision. Just minutes from the shops on N Florida Ave and the Rainbow Springs River, 30 minutes to the beach, also to schools and the Withlacoochee Trail. No HOA.

21. 2024-10-03
    listed $25,900 Active 470-char remark

    Show marketing remark (470 chars)

    Situated in the heart of Citrus Springs, this residential lot measures 84 by 120 feet and offers access to city water. Located outside the flood zone, with no wetlands or protected species on site, this lot is shovel-ready and primed for development. Citrus County, Citrus Springs is a rural residential subdivision. Just minutes from the shops on N Florida Ave and the Rainbow Springs River, 30 minutes to the beach, also to schools and the Withlacoochee Trail. No HOA.

22. 2024-09-19
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $21,760
• − Mortgage interest: −$13,668
• − Property taxes: −$3,660
• − Insurance: −$1,220
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$7,098
• Taxable loss: −$7,367
• Est. tax savings @ 24.0%: +$1,768
• After-tax cash flow: $-1,276/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

+1553.3% since first listed

6 events — show timeline

• 2026-05-21 Listed $248,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Listed $248,000 RACC
• 2024-11-25 Sold (MLS) $22,500 RACC
• 2024-10-29 Price Changed $23,450 RACC
• 2024-10-03 Listed $25,900 RACC
• 2024-09-19 Sold (Public Records) $15,000 Public Records

Property tax history

+15.9%/yr

Latest (2025): $308 · +118.4% YoY. Source: county tax records.