306 S Monroe St · Beverly Hills, FL 34465

$229,000

3 bd · 2.0 ba · 2,150 sqft · SingleFamily public records · 19 Days on market

Built 1979 9,600 sqft lot Est $325k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• 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

Welcome to 306 S Monroe Street in Beverly Hills, Florida—a spacious and inviting home offering comfort, flexibility, and endless potential. Featuring 3 bedrooms, 2 bathrooms, and over 2,100 square feet of living space, this property provides plenty of room for both everyday living and entertaining. The thoughtfully designed layout includes generous living areas filled with natural light, creating a warm and welcoming atmosphere throughout. The home offers an additional bonus space that can easily be used as a home office, playroom, hobby room, or second living area to fit your lifestyle needs. Outside, you'll find a large fenced-in backyard with ample space for outdoor gatherings, pets, gardening, or simply enjoying Florida's beautiful weather. A storage shed adds extra convenience and functionality. Nestled in the heart of Beverly Hills, this property is conveniently located near shopping, dining, medical facilities, parks, and outdoor recreation while still maintaining a peaceful neighborhood feel. Whether you're looking for a primary residence, seasonal retreat, or investment opportunity, this home offers exceptional value and versatility. The home is currently being leased and would be a fantastic investment opportunity. Don't miss your chance to make 306 S Monroe Street your own and enjoy everything Citrus County has to offer!

Key facts

• Storage shed
• 9,600 sq ft lot
• Built 1979

Tags

• LARGE FENCED-IN BACKYARD
• STORAGE SHED

Property features AI

Finance

• Financial info: No lease restrictions reported
• HOA & community: No HOA / association

Exterior

• Parking: No parking details provided
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected
• Home design: Single family residence; One story; Northeast facing; Residential property
• Construction: Block construction; Shingle roof; Block and slab foundation; Built on a 0.22-acre lot (approx. 80 x 120)
• Exterior features: Patio; Exterior storage; Chain link fencing; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Walk-in closets
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $64 ($765/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 $205k (10.5% below list).
• Recommended offer: $205k (10.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#666 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Forest Ridge Elementary School (math 55% / reading 59%, grade C+, #781 of 2,144 statewide, top 38%, 708 students, 67% FRL); Lecanto Middle School (math 49% / reading 49%, grade C-, #265 of 571 statewide, top 48%, 809 students, 55% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 401 active listings in the ZIP; 13 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 45% of the median local income ($55k/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 19 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y 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 $159k; 44% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,950 (10.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.89% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $324,650
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 S J Kellner Blvd	0.23mi	2/2.5 (-1)	2,026 (-6%)	1mo	$220,000	$109	71
97 S Adams St	0.45mi	3/2.0	2,252 (+5%)	7mo	$250,000	$111	66
419 W Putting Green Ct	0.45mi	4/2.0 (+1)	2,000 (-7%)	4mo	$301,750	$151	59
415 W Putting Green Ct	0.45mi	4/2.0 (+1)	2,020 (-6%)	8mo	$321,750	$159	57
54 Sj Kellner Blvd	0.30mi	2/2.0 (-1)	1,969 (-8%)	15mo	$234,500	$119	55
2457 N Brentwood Cir	0.37mi	3/2.0	1,844 (-14%)	10mo	$341,500	$185	51
2692 N Brentwood Cir	0.75mi	3/2.0	1,948 (-9%)	19mo	$295,000	$151	34
2676 N Brentwood Cir	0.72mi	3/2.0	1,832 (-15%)	13mo	$299,900	$164	31

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-33,036
• Equity at exit: $34,145

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-23,484
• Equity at exit: $19,800

Cash invested: $64,120 (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 34465

• Home prices YoY: -33.1%
• Active inventory: 401
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,050 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$259 /mo · $3,109/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $64

Break-even live

Break-even rent $1,969

Max offer price $229,000

Occupancy floor 92%

Sensitivity live

Price	-10% $193	-5% $129	+0% $64	+5% $-1	+10% $-66
Rent	-10% $-98	-5% $-17	+0% $64	+5% $145	+10% $226
Rate	-1.0pp $179	-0.5pp $122	base $64	+0.5pp $4	+1.0pp $-56

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1984 W Marsten Ct Lecanto, FL	3.0	2.0	1854	$2,000	$1.08	22d	1	0.28mi
209 S Tyler St Beverly Hills, FL	2.0	2.0	1604	$1,500	$0.94	22d	1	0.36mi
1882 W Angelica Loop Lecanto, FL	3.0	2.0	1706	$1,900	$1.11	22d	1	0.45mi
1933 W Shanelle Path Lecanto, FL	3.0	2.0	1690	$2,300	$1.36	22d	1	0.68mi
42 Roosevelt Blvd Unit 1 Beverly Hills, FL	3.0	1.5	1612	$1,449	$0.90	22d	1	0.68mi
1876 W Shanelle Path Lecanto, FL	3.0	2.0	1675	$2,100	$1.25	22d	1	0.73mi
2443 N Andrea Pt Lecanto, FL	3.0	2.5	1988	$2,500	$1.26	22d	1	0.89mi
2131 N Pinecone Ave Lecanto, FL	2.0	2.0	1438	$2,000	$1.39	22d	1	1.20mi
1973 N Ember Path Hernando, FL	2.0	2.0	1786	$2,800	$1.57	22d	1	1.32mi
1281 W Diamond Shore Loop Hernando, FL	2.0	2.0	1686	$3,000	$1.78	22d	1	1.37mi
23 N Lee St Beverly Hills, FL	2.0	1.0	1416	$1,350	$0.95	22d	1	1.42mi
1240 W Diamond Shore Loop Hernando, FL	2.0	2.0	1770	$2,900	$1.64	22d	1	1.44mi
877 W Silver Meadow Loop Hernando, FL	3.0	2.0	1637	$2,500	$1.53	22d	1	1.48mi

Listing history 14 events

1. 2026-06-21
   days on market $229,000 Active 19 DOM
2. 2026-06-19
   days on market $229,000 Active 17 DOM
3. 2026-06-18
   days on market $229,000 Active 16 DOM
4. 2026-06-17
   days on market $229,000 Active 15 DOM
5. 2026-06-16
   days on market $229,000 Active 14 DOM
6. 2026-06-15
   days on market $229,000 Active 13 DOM
7. 2026-06-14
   days on market $229,000 Active 11 DOM
8. 2026-06-13
   days on market $229,000 Active 10 DOM
9. 2026-06-10
   days on market $229,000 Active 8 DOM
10. 2026-06-09
    days on market $229,000 Active 7 DOM
11. 2026-06-08
    days on market $229,000 Active 6 DOM
12. 2026-06-07
    days on market $229,000 Active 5 DOM
13. 2026-06-03
    remarks 693-char remark
14. 2026-06-03
    listed $229,000 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: $3,109 · $259/mo
• Projected year-2 tax: $3,109 · $259/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $24,594
• − Mortgage interest: −$12,828
• − Property taxes: −$3,109
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$6,662
• Taxable loss: −$3,084
• Est. tax savings @ 24.0%: +$740
• After-tax cash flow: $1,505/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 — Beverly Hills

• Score: 64/100
• State rank: #666
• US rank: #13671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beverly Hills, FL
• County: Citrus County · 111,314 people
• City population: 18,879
• Metro: Homosassa Springs, FL
• Population (ZIP): 18,879
• Household income: $54,869
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 334.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 4% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam, Dominican Republic
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -138.62%
• Current HPI: 279.7183
• 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

+472.5% since first listed

23 events — show timeline

• 2026-06-02 Listed $229,000 RACC
• 2026-06-02 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Rental Removed $1,600 RENTALBEAST
• 2026-04-02 Listed for Rent $1,600 RENTALBEAST
• 2026-04-01 Rental Removed $1,600 REDFIN
• 2026-01-20 Listed for Rent $1,600 REDFIN
• 2025-12-15 Rental Removed $1,700 RENTALBEAST
• 2025-11-19 Listed for Rent $1,700 RENTALBEAST
• 2025-11-18 Rental Removed $1,700 PROPERTYWARE
• 2025-11-13 Listed for Rent $1,700 PROPERTYWARE
• 2025-11-13 Rental Removed $1,700 RENTALBEAST
• 2025-11-07 Listed for Rent $1,700 RENTALBEAST
• 2025-11-07 Rental Removed $1,700 PROPERTYWARE
• 2025-11-05 Listed for Rent $1,700 PROPERTYWARE
• 2024-03-09 Rental Removed $1,600 PROPERTYWARE
• 2024-01-25 Listed for Rent $1,600 PROPERTYWARE
• 2021-03-10 Sold (Public Records) $159,000 Public Records
• 2012-03-21 Sold (Public Records) $60,000 Public Records
• 2012-02-24 Sold (MLS) $60,000 RACC
• 2011-06-20 Listed $64,900 RACC
• 2008-08-13 Sold (MLS) $87,000 RACC
• 2007-11-28 Listed $99,999 RACC
• 1979-08-01 Sold (Public Records) $40,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $3,109 · +0.9% YoY. Source: county tax records.