7850 E Wooded Trl · Inverness, FL 34453

$115,000

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 261 Days on market

Built 1963 0.31 ac lot Est $107k · 8% over

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• ARV discount +4.0/15.0
• 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

Are you looking for a little get away? Here it is. This 2/1 w/ carport sits on a large wooded lot. Close to public boat ramp leading to Tsala Apopka chain of lakes. Very well kept & ready to move into. Large picture window, new metal roof in 2004, wood cabinets in kitchen, refrige 2009, gas range, enclosed utility room, all appliances stay Central Heat & Air. , lots of storage space. Enjoy the outdoors, airboating, fishing, boating. Priced to sell and waiting for you Priced $15,000 below property appraiser

Key facts

• Covered front porch
• Metal roof
• Attached carport

Tags

• METAL ROOF
• ATTACHED CARPORT
• COVERED FRONT PORCH
• PUBLIC BOAT RAMP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Zoned schools: Hernando Elementary School (math 47% / reading 51%, grade D, #1,134 of 2,144 statewide, top 54%, 813 students, 71% 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 62% FRL track the district average.
• Market conditions: 421 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 $795 of loan paydown is wiped out by about $3k 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 261 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $115k implies a 137% 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; major 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 1.16% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $106,596
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7850 E Wooded Trl	0.00mi	2/1.0	756 (0%)	0mo	$100,000	$132	100
8295 E Turner Camp Rd	0.60mi	2/1.0	780 (+3%)	14mo	$110,000	$141	55

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-3,362
• Equity at exit: $17,147

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $16,825
• Equity at exit: $9,943

Cash invested: $32,200 (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 34453

• Home prices YoY: -26.1%
• Active inventory: 421
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$161 /mo · $1,934/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $239

Break-even live

Break-even rent $1,028

Max offer price $115,000

Occupancy floor 77%

Sensitivity live

Price	-10% $304	-5% $272	+0% $239	+5% $207	+10% $174
Rent	-10% $134	-5% $187	+0% $239	+5% $292	+10% $344
Rate	-1.0pp $297	-0.5pp $269	base $239	+0.5pp $210	+1.0pp $179

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 N Point Lonesome Rd Unit 4A Inverness, FL	2.0	1.0	635	$1,099	$1.73	21d	1	1.38mi

Listing history 11 events

1. 2026-04-21
   status Pending
2. 2026-04-04
   status Active
3. 2026-04-04
   price $115,000
4. 2026-02-26
   status Pending
5. 2025-11-21
   price $124,900
6. 2025-08-20
   price $129,900
7. 2025-06-28
   listed $135,000 Active
8. 2010-05-25
   soldstatus $48,500
9. 2010-05-07
   soldstatus $48,500 524-char remark

   Show marketing remark (524 chars)

   Are you looking for a little get away? Here it is. This 2/1 w/ carport sits on a large wooded lot. Close to public boat ramp leading to Tsala Apopka chain of lakes. Very well kept & ready to move into. Large picture window, new metal roof in 2004, wood cabinets in kitchen, refrige 2009, gas range, enclosed utility room, all appliances stay Central Heat & Air. , lots of storage space. Enjoy the outdoors, airboating, fishing, boating. Priced to sell and waiting for you Priced $15,000 below property appraiser

10. 2010-01-15
    listed $48,000 524-char remark

    Show marketing remark (524 chars)

    Are you looking for a little get away? Here it is. This 2/1 w/ carport sits on a large wooded lot. Close to public boat ramp leading to Tsala Apopka chain of lakes. Very well kept & ready to move into. Large picture window, new metal roof in 2004, wood cabinets in kitchen, refrige 2009, gas range, enclosed utility room, all appliances stay Central Heat & Air. , lots of storage space. Enjoy the outdoors, airboating, fishing, boating. Priced to sell and waiting for you Priced $15,000 below property appraiser

11. 1991-09-01
    soldstatus $15,000

ⓘ 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: $1,934 · $161/mo
• Projected year-2 tax: $1,934 · $161/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 6/10 Major
• 🌡 Heat 8/10 Severe 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: $15,972
• − Mortgage interest: −$6,442
• − Property taxes: −$1,934
• − Insurance: −$575
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,345
• Taxable income: $1,120
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,603/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

• County: Citrus County · 111,314 people
• City population: 10,621
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,621
• Household income: $57,568
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 240.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Black 3% Two or more races 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1% Other Asian/Pacific 0%

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: ▼ -103.32%
• Current HPI: 291.8965
• 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

+666.7% since first listed

11 events — show timeline

• 2026-04-21 Pending — RACC
• 2026-04-04 Relisted — RACC
• 2026-04-04 Price Changed $115,000 RACC
• 2026-02-26 Pending — RACC
• 2025-11-21 Price Changed $124,900 RACC
• 2025-08-20 Price Changed $129,900 RACC
• 2025-06-28 Listed $135,000 RACC
• 2010-05-25 Sold (Public Records) $48,500 Public Records
• 2010-05-07 Sold (MLS) $48,500 RACC
• 2010-01-15 Listed $48,000 RACC
• 1991-09-01 Sold (Public Records) $15,000 Public Records

Property tax history

+20.9%/yr

Latest (2025): $1,934 · +344.7% YoY. Source: county tax records.