1304 NE 5th Ave · Crystal River, FL 34428

$219,990

3 bd · 2.0 ba · 1,585 sqft · SingleFamily public records · 92 Days on market

Built 1952 0.26 ac lot Est $238k · 7% 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 +20.9/30.0
• ARV discount +10.9/15.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. BUYERS AUCTION, HIGHEST AND BEST. AGENTS - PLEASE VIEW REALTOR REMARKS IN THE MLS. Midcentury Modern Gem | Appraised ABOVE List Price! 1304 NE 5th Ave, Crystal River, FL 34428, Experience the perfect marriage of retro soul and modern luxury in this stunning 5-bedroom, 2-bathroom Midcentury Transitional home. Boasting a low-slung, linear profile and a brand-new flat roof with wide architectural eaves, this residence delivers incredible curb appeal and instant equity—it has already appraised for more than the asking price! The Interior: Modernized & Sun-Drenched, Step inside to nearly 2,000 sq. ft. of completely renovated open-concept living

Key facts

• Designer bathrooms
• Premium finishes
• Chef's kitchen

Tags

• MIDCENTURY MODERN GEM
• BRAND-NEW FLAT ROOF
• CHEF'S KITCHEN
• DESIGNER BATHROOMS
• PREMIUM FINISHES
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Unfurnished; Owner-provided living area and building area measurements; Home warranty included; Zoned R2; No lease restrictions reported
• HOA & community: No association reported; Pets allowed (cats and dogs OK)

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One story; Northeast facing
• Construction: Block and stucco construction; Membrane roof; Slab foundation; Built area approximately 1,969 (owner provided)
• Exterior features: Patio; Private mailbox; Rain gutters; Chain link fencing; Corner lot; Mature landscaping with oak trees; Paved, public maintained road (75 x 150 lot)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Open floorplan; Thermostat; Walk-in closets; Smoke detector(s)
• Laundry & utility: Inside laundry room with washer and electric dryer hookups; Inside utility and storage rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (9.8% below list).
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $198k (9.8% below list) — sets the bar for cash-flow.
• Cap rate 8.0% vs local median 2.5% in Crystal River — 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 66/100 on livability (#603 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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: Crystal River Primary School (math 45% / reading 55%, grade D+, #1,070 of 2,144 statewide, top 51%, 654 students, 70% FRL); Crystal River Middle School (math 49% / reading 47%, grade C-, #286 of 571 statewide, top 50%, 900 students, 64% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 322 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $2,329/mo this rent would consume 55% of the median local household income ($51k/yr) (locally 264% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 92 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $26k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $220k implies a 529% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $198,344 (9.8% 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. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $237,750
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 NE 11th St	0.15mi	3/2.0	1,640 (+4%)	14mo	$250,000	$152	76
451 NE 11th St	0.14mi	4/2.0 (+1)	1,428 (-10%)	3mo	$235,000	$165	70
3555 N Turkey Oak Dr	0.41mi	3/2.0	1,546 (-2%)	15mo	$265,000	$171	64
1005 NE 4th Ave	0.22mi	3/2.0	1,384 (-13%)	16mo	$135,000	$98	55
750 NE 2nd Ave	0.53mi	4/3.0 (+1)	1,681 (+6%)	12mo	$252,000	$150	46
307 NE 4th Ave	0.72mi	4/1.0 (+1)	1,673 (+6%)	4mo	$160,000	$96	45
745 NE 5th Ter	0.63mi	4/2.0 (+1)	1,680 (+6%)	16mo	$130,000	$77	42

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-43,145
• Equity at exit: $32,801

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-46,371
• Equity at exit: $19,021

Cash invested: $61,597 (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 34428

• Home prices YoY: -15.3%
• Active inventory: 322
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,329 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$291 /mo · $3,492/yr
• Insurance: −$92
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-123

Break-even live

Break-even rent $2,485

Max offer price $198,344

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-60	+0% $-123	+5% $-185	+10% $-247
Rent	-10% $-307	-5% $-215	+0% $-123	+5% $-31	+10% $61
Rate	-1.0pp $-12	-0.5pp $-67	base $-123	+0.5pp $-180	+1.0pp $-238

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: $54,998
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1328 NE 5th Ave Crystal River, FL	3.0	2.0	1946	$2,000	$1.03	23d	1	0.01mi
1004 SE 5th Ave Crystal River, FL	3.0	2.5	2114	$3,500	$1.66	23d	1	1.42mi
1950 NW 12th Ave Unit B Crystal River, FL	2.0	2.0	1100	$1,300	$1.18	23d	1	1.46mi
373 NW 14th Pl Crystal River, FL	2.0	2.0	1422	$3,000	$2.11	23d	1	1.50mi

Listing history 50 events

1. 2026-06-15
   statusdays on market $219,990 Pending 92 DOM
2. 2026-06-14
   days on market $219,990 Active 91 DOM
3. 2026-06-13
   pricedays on market $219,990 Active 90 DOM
4. 2026-06-09
   pricedays on market $219,993 Active 87 DOM
5. 2026-06-09
   price $219,994 Active 86 DOM
6. 2026-06-08
   pricedays on market $219,995 Active 86 DOM
7. 2026-06-03
   pricedays on market $219,997 Active 81 DOM
8. 2026-06-03
   price $219,998 Active 80 DOM
9. 2026-06-02
   days on market $219,999 Active 80 DOM
10. 2026-06-01
    days on market $219,999 Active 79 DOM
11. 2026-05-31
    days on market $219,999 Active 78 DOM
12. 2026-05-30
    days on market $219,999 Active 77 DOM
13. 2026-05-25
    price $234,888
14. 2026-05-22
    price $234,889
15. 2026-05-21
    price $239,889
16. 2026-05-20
    price $239,890
17. 2026-05-19
    price $239,891
18. 2026-05-18
    price $239,892
19. 2026-05-15
    price $239,893
20. 2026-05-14
    price $239,894
21. 2026-05-13
    price $239,895
22. 2026-05-12
    price $239,896
23. 2026-05-11
    price $239,897
24. 2026-05-08
    price $239,898
25. 2026-05-07
    price $239,899
26. 2026-05-04
    price $239,900
27. 2026-04-27
    price $244,900
28. 2026-04-26
    price $239,000
29. 2026-04-24
    price $245,000
30. 2026-04-23
    price $245,100
31. 2026-04-22
    price $245,200
32. 2026-04-21
    price $245,300
33. 2026-04-20
    price $245,400
34. 2026-04-17
    price $245,500
35. 2026-04-11
    price $245,600
36. 2026-04-05
    price $245,700
37. 2026-03-29
    price $245,800
38. 2026-03-16
    status Active
39. 2026-03-08
    status Pending
40. 2026-03-06
    listed $245,900 Active
41. 2025-08-12
    status Active
42. 2025-07-20
    status Pending
43. 2025-07-14
    price $249,900
44. 2025-07-14
    price $249,900
45. 2025-06-05
    price $254,800
46. 2025-06-05
    price $254,800
47. 2025-05-09
    price $259,800
48. 2025-05-09
    price $259,800
49. 2025-04-17
    price $259,900
50. 2025-04-17
    price $259,900

ⓘ 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: $3,492 · $291/mo
• Projected year-2 tax: $3,492 · $291/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $27,954
• − Mortgage interest: −$12,323
• − Property taxes: −$3,492
• − Insurance: −$6,218
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − Depreciation: −$6,400
• Taxable loss: −$4,951
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $-282/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 — Crystal River

• Score: 66/100
• State rank: #603
• US rank: #11564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal River, FL
• County: Citrus County · 111,314 people
• City population: 10,163
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,163
• Household income: $50,779
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 264.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -57.32%
• Current HPI: 317.7637
• 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

+534.8% since first listed

48 events — show timeline

• 2026-05-25 Price Changed $234,888 Stellar MLS as Distributed by MLS Grid
• 2026-05-22 Price Changed $234,889 Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $239,889 Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Price Changed $239,890 Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Price Changed $239,891 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Price Changed $239,892 Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $239,893 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $239,894 Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $239,895 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $239,896 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $239,897 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $239,898 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $239,899 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $244,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-26 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $245,100 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $245,200 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $245,300 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $245,400 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $245,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $245,600 Stellar MLS as Distributed by MLS Grid
• 2026-04-05 Price Changed $245,700 Stellar MLS as Distributed by MLS Grid
• 2026-03-29 Price Changed $245,800 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $245,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-14 Price Changed $249,900 RACC
• 2025-07-14 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Price Changed $254,800 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Price Changed $254,800 RACC
• 2025-05-09 Price Changed $259,800 RACC
• 2025-05-09 Price Changed $259,800 Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Price Changed $259,900 RACC
• 2025-04-17 Price Changed $259,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-04 Price Changed $274,500 RACC
• 2025-04-04 Price Changed $274,500 Stellar MLS as Distributed by MLS Grid
• 2025-03-13 Price Changed $284,750 Stellar MLS as Distributed by MLS Grid
• 2025-03-13 Price Changed $284,750 RACC
• 2025-02-01 Listed $289,750 Stellar MLS as Distributed by MLS Grid
• 2023-10-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-08-07 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 1995-07-01 Sold (Public Records) $35,000 Public Records
• 1990-08-01 Sold (Public Records) $37,000 Public Records

Property tax history

+14.6%/yr

Latest (2025): $3,492 · +82.4% YoY. Source: county tax records.