671 N Croft Ave · Inverness Highlands North, FL 34453

$189,900

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 100 Days on market

Built 1988 9,684 sqft lot Est $212k · 10% 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).

• Cash flow +19.6/30.0
• ARV discount +12.1/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• 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

This cozy 2-bedroom, 1.5-bath home offers a wonderful opportunity for those with a vision and a little creativity! Whether you're a first-time buyer, investor, or someone looking for a project, this home is brimming with potential. With a little TLC, you can transform this space into your dream home. As you enter the home, you’ll step into the family room adjacent to the eat-in kitchen. Just off this space is a flexible area that can serve as an office, be converted into a third bedroom, or function as a formal dining room whatever best suits your needs. Outside, the yard provides ample space for outdoor activities and future landscaping projects, along with a storage shed, a screened back porch, and gutters installed around the house. Imagine what this home could be with the right touches new paint, updated flooring, and fresh fixtures could truly make this space shine. This property is just waiting for someone to bring their ideas to life. Don't miss out on the chance to own a home with so much potential at an affordable price!

Key facts

• Plenty of space
• New hvac
• Gas stove

Tags

• NEW ROOF
• NEW HVAC
• GAS STOVE
• NEWER WATER HEATER
• SCREENED PORCH
• PLENTY OF SPACE

Property features AI

Finance

• Other: Zoned MDR

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Single-story
• Construction: Stucco construction; Asphalt shingle roof; Block and slab foundation; Built in 1,368 (square footage noted)
• Exterior features: Rectangular lot; County road frontage; No pool

Interior

• Kitchen: Electric oven, electric range, microwave, refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Electric oven, electric range, microwave, refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/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 $175k (7.9% below list).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.5% in Inverness Highlands North — 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 65/100 on livability (#643 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, 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; 4 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 36% of the median local income ($58k/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 $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 100 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $29k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 46% 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; moderate 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 $172,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $211,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
564 N Fitzpatrick Ave	0.11mi	3/2.0 (+1)	1,140 (-0%)	12mo	$205,000	$180	76
3171 E Bryant St	0.26mi	3/1.0 (+1)	1,104 (-4%)	6mo	$167,500	$152	72
495 N Charles Ave	0.20mi	3/2.0 (+1)	1,256 (+10%)	2mo	$235,000	$187	63
171 N Croft Ave	0.54mi	2/2.0	1,120 (-2%)	10mo	$215,000	$192	59
794 N Fitzpatrick Ave #21	0.12mi	3/2.0 (+1)	1,296 (+13%)	14mo	$215,000	$166	51
794 N Fitzpatrick Ave	0.12mi	3/2.0 (+1)	1,296 (+13%)	14mo	$215,000	$166	51
3123 E Marcia St	0.55mi	3/2.0 (+1)	1,256 (+10%)	1mo	$275,000	$219	48
2995 E Crown Dr	0.61mi	3/2.0 (+1)	1,257 (+10%)	8mo	$299,000	$238	39
3224 E Davis Ln #29	0.47mi	3/2.0 (+1)	1,296 (+13%)	9mo	$240,000	$185	39
3224 E Davis Ln	0.47mi	3/2.0 (+1)	1,296 (+13%)	9mo	$240,000	$185	39
1106 N Brookhaven Ter	0.74mi	3/2.0 (+1)	1,240 (+8%)	9mo	$340,000	$274	35
3032 E Murray St	0.71mi	3/2.0 (+1)	1,288 (+13%)	12mo	$238,500	$185	27

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-16,873
• Equity at exit: $28,315

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,024
• Equity at exit: $16,419

Cash invested: $53,172 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $219

Break-even live

Break-even rent $1,472

Max offer price $189,900

Occupancy floor 82%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
543 N Rooks Ave Inverness, FL	3.0	2.0	1296	$1,900	$1.47	21d	1	0.36mi
3070 E Odier St Inverness, FL	2.0	2.0	1052	$1,800	$1.71	21d	1	0.96mi
3880 E Byrd St Inverness, FL	3.0	2.0	1380	$1,600	$1.16	21d	1	1.22mi
815 E Rembrandt Way Unit 424 Inverness, FL	3.0	2.0	1262	$1,850	$1.47	21d	1	1.47mi

Listing history 18 events

1. 2026-06-01
   statusdays on market $189,900 Pending 100 DOM
2. 2026-05-31
   days on market $189,900 Active 99 DOM
3. 2026-05-30
   days on market $189,900 Active 98 DOM
4. 2026-05-18
   price $189,900
5. 2026-04-29
   status Active
6. 2026-04-27
   status Pending
7. 2026-04-26
   price $194,900
8. 2026-04-02
   price $199,000
9. 2026-03-24
   price $204,900
10. 2026-03-06
    price $209,900
11. 2026-02-19
    listed $219,000 Active
12. 2025-12-05
    soldstatus $130,000
13. 2025-12-03
    soldstatus $130,000 Closed 1051-char remark

    Show marketing remark (1051 chars)

    This cozy 2-bedroom, 1.5-bath home offers a wonderful opportunity for those with a vision and a little creativity! Whether you're a first-time buyer, investor, or someone looking for a project, this home is brimming with potential. With a little TLC, you can transform this space into your dream home. As you enter the home, you’ll step into the family room adjacent to the eat-in kitchen. Just off this space is a flexible area that can serve as an office, be converted into a third bedroom, or function as a formal dining room whatever best suits your needs. Outside, the yard provides ample space for outdoor activities and future landscaping projects, along with a storage shed, a screened back porch, and gutters installed around the house. Imagine what this home could be with the right touches new paint, updated flooring, and fresh fixtures could truly make this space shine. This property is just waiting for someone to bring their ideas to life. Don't miss out on the chance to own a home with so much potential at an affordable price!

14. 2025-11-21
    status Pending 1051-char remark

    Show marketing remark (1051 chars)

    This cozy 2-bedroom, 1.5-bath home offers a wonderful opportunity for those with a vision and a little creativity! Whether you're a first-time buyer, investor, or someone looking for a project, this home is brimming with potential. With a little TLC, you can transform this space into your dream home. As you enter the home, you’ll step into the family room adjacent to the eat-in kitchen. Just off this space is a flexible area that can serve as an office, be converted into a third bedroom, or function as a formal dining room whatever best suits your needs. Outside, the yard provides ample space for outdoor activities and future landscaping projects, along with a storage shed, a screened back porch, and gutters installed around the house. Imagine what this home could be with the right touches new paint, updated flooring, and fresh fixtures could truly make this space shine. This property is just waiting for someone to bring their ideas to life. Don't miss out on the chance to own a home with so much potential at an affordable price!

15. 2025-11-12
    listed $145,000 Active 1051-char remark

    Show marketing remark (1051 chars)

    This cozy 2-bedroom, 1.5-bath home offers a wonderful opportunity for those with a vision and a little creativity! Whether you're a first-time buyer, investor, or someone looking for a project, this home is brimming with potential. With a little TLC, you can transform this space into your dream home. As you enter the home, you’ll step into the family room adjacent to the eat-in kitchen. Just off this space is a flexible area that can serve as an office, be converted into a third bedroom, or function as a formal dining room whatever best suits your needs. Outside, the yard provides ample space for outdoor activities and future landscaping projects, along with a storage shed, a screened back porch, and gutters installed around the house. Imagine what this home could be with the right touches new paint, updated flooring, and fresh fixtures could truly make this space shine. This property is just waiting for someone to bring their ideas to life. Don't miss out on the chance to own a home with so much potential at an affordable price!

16. 2020-12-04
    soldstatus $80,000
17. 1992-07-01
    soldstatus $38,000
18. 1988-02-01
    soldstatus $40,000

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$518/yr (+$43/mo · 49.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $20,998
• − Mortgage interest: −$10,637
• − Property taxes: −$1,058
• − Insurance: −$950
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$5,524
• Taxable loss: −$530
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $2,758/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 Highlands North

• Score: 65/100
• State rank: #643
• US rank: #12713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inverness Highlands North, FL
• County: Citrus County · 111,314 people
• 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

+374.8% since first listed

15 events — show timeline

• 2026-05-18 Price Changed $189,900 RACC
• 2026-04-29 Relisted — RACC
• 2026-04-27 Pending — RACC
• 2026-04-26 Price Changed $194,900 RACC
• 2026-04-02 Price Changed $199,000 RACC
• 2026-03-24 Price Changed $204,900 RACC
• 2026-03-06 Price Changed $209,900 RACC
• 2026-02-19 Listed $219,000 RACC
• 2025-12-05 Sold (Public Records) $130,000 Public Records
• 2025-12-03 Sold (MLS) $130,000 RACC
• 2025-11-21 Pending — RACC
• 2025-11-12 Listed $145,000 RACC
• 2020-12-04 Sold (Public Records) $80,000 Public Records
• 1992-07-01 Sold (Public Records) $38,000 Public Records
• 1988-02-01 Sold (Public Records) $40,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $1,058 · +8.2% YoY. Source: county tax records.