11 Polk St · Beverly Hills, FL 34465

$154,900

1 bd · 1.0 ba · 861 sqft · SingleFamily public records · 20 Days on market

Built 1971 6,600 sqft lot Est $149k · at est.

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Why this score? — see what drove the D 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 +14.5/30.0
• ARV discount +5.7/15.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• 1% rule +3.2/10.0
• 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

Cute Bank Owbed Beverly Hills cutie for ONLY $26,600!!! Attached carport, Florida room, terrazo floors. .. Just can't beat the price!!!

Key facts

• Covered carport
• 6,600 sq ft lot
• Parking

Tags

• POLISHED TERRAZZO FLOORS
• FULL PRIVACY FENCED YARD
• COVERED CARPORT
• SEPARATE WASHER AND DRYER ROOM

Property features AI

Exterior

• Parking: Attached carport; Driveway; Concrete parking surfaces; Total of 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Stucco construction; Block and slab foundation
• Construction: Stucco exterior; Metal roof; Block and slab foundation; Built as a one-story single-family home
• Exterior features: Privacy wood fencing; Paved road access; Cleared lot; Outdoor pool

Interior

• Kitchen: Electric cooktop, electric oven, microwave
• Flooring: Terrazzo
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window cooling units
• Interior features: Electric cooktop, electric oven, and microwave; Terrazzo flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $33 ($395/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 $127k (18.1% below list).
• Recommended offer: $127k (18.1% 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: Central Ridge Elementary School (math 41% / reading 44%, grade F, #1,383 of 2,144 statewide, top 65%, 723 students, 64% FRL); Citrus Springs Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 821 students, 59% 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: 396 active listings in the ZIP; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 20 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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.

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 $126,834 (18.1% below list)

Questions for the listing agent

1. Built in 1971 — 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. 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?
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: 0.82% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $148,953
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 New North Ct	0.06mi	2/1.0 (+1)	840 (-2%)	1mo	$145,000	$173	87
53 S Jefferson St	0.17mi	2/1.0 (+1)	936 (+9%)	3mo	$152,000	$162	70
22 Roosevelt Blvd	0.21mi	2/1.0 (+1)	936 (+9%)	4mo	$166,900	$178	68
58 S Jackson St	0.25mi	2/1.0 (+1)	932 (+8%)	5mo	$147,000	$158	65
18 S Harrison St	0.45mi	2/1.0 (+1)	900 (+4%)	2mo	$120,000	$133	65
49 S Lee St	0.56mi	2/1.0 (+1)	840 (-2%)	1mo	$172,000	$205	64
230 S Jackson St	0.64mi	2/1.0 (+1)	908 (+6%)	2mo	$160,000	$176	54
16 N Jackson St	0.63mi	2/1.0 (+1)	912 (+6%)	3mo	$84,000	$92	53
29 N Wadsworth Ave	0.68mi	2/1.5 (+1)	832 (-3%)	6mo	$160,000	$192	51
232 S Fillmore St	0.73mi	2/1.0 (+1)	816 (-5%)	5mo	$152,000	$186	48
5 N Lincoln Ave	0.71mi	2/1.0 (+1)	936 (+9%)	4mo	$160,000	$171	44
27 E Lemon St	0.73mi	2/1.0 (+1)	950 (+10%)	1mo	$94,000	$99	43

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-23,049
• Equity at exit: $23,096

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-17,548
• Equity at exit: $13,393

Cash invested: $43,372 (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: 396
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,268 high
• Mortgage (P&I): −$812
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $33

Break-even live

Break-even rent $1,227

Max offer price $154,900

Occupancy floor 92%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	21d	1	0.09mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	21d	1	0.25mi
7 Donna Ct Beverly Hills, FL	1.0	1.0	675	$1,225	$1.81	21d	1	0.26mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	21d	1	0.28mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	21d	1	0.31mi
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	21d	1	0.39mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	21d	1	0.51mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	21d	1	0.86mi
12 Montana St Beverly Hills, FL	2.0	1.0	1088	$1,700	$1.56	21d	1	1.20mi

Listing history 12 events

1. 2026-05-13
   status Pending
2. 2026-04-22
   listed $154,900 Active
3. 2023-07-11
   soldstatus $150,000
4. 2021-09-10
   soldstatus $75,000
5. 2009-06-18
   soldstatus $26,600 135-char remark

   Show marketing remark (135 chars)

   Cute Bank Owbed Beverly Hills cutie for ONLY $26,600!!! Attached carport, Florida room, terrazo floors. .. Just can't beat the price!!!

6. 2009-04-01
   listed $26,600 135-char remark

   Show marketing remark (135 chars)

   Cute Bank Owbed Beverly Hills cutie for ONLY $26,600!!! Attached carport, Florida room, terrazo floors. .. Just can't beat the price!!!

7. 2006-05-02
   soldstatus $82,500
8. 2006-04-25
   soldstatus $82,250 285-char remark

   Show marketing remark (285 chars)

   Neat as a pin, clean as a whistle is what best describes this 1 possible 2 bedroom home located in desirable area of Beverly Hills, close to Church and shopping. Sellers will pay up to $5,000.00 towards closing costs at closing. Agent owned. Home is sold as is with right to inspect.

9. 2005-11-01
   listed $85,900 285-char remark

   Show marketing remark (285 chars)

   Neat as a pin, clean as a whistle is what best describes this 1 possible 2 bedroom home located in desirable area of Beverly Hills, close to Church and shopping. Sellers will pay up to $5,000.00 towards closing costs at closing. Agent owned. Home is sold as is with right to inspect.

10. 2005-07-07
    soldstatus $62,000
11. 2005-06-29
    soldstatus $62,000
12. 2005-05-21
    listed $59,900

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$179/yr (+$15/mo · 16.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 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: $15,220
• − Mortgage interest: −$8,677
• − Property taxes: −$1,107
• − Insurance: −$774
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$4,506
• Taxable loss: −$2,280
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $942/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

+158.6% since first listed

12 events — show timeline

• 2026-05-13 Pending — RACC
• 2026-04-22 Listed $154,900 RACC
• 2023-07-11 Sold (Public Records) $150,000 Public Records
• 2021-09-10 Sold (Public Records) $75,000 Public Records
• 2009-06-18 Sold (MLS) $26,600 RACC
• 2009-04-01 Listed $26,600 RACC
• 2006-05-02 Sold (Public Records) $82,500 Public Records
• 2006-04-25 Sold (MLS) $82,250 RACC
• 2005-11-01 Listed $85,900 RACC
• 2005-07-07 Sold (Public Records) $62,000 Public Records
• 2005-06-29 Sold (MLS) $62,000 RACC
• 2005-05-21 Listed $59,900 RACC

Property tax history

+8.8%/yr

Latest (2025): $1,107 · +3.9% YoY. Source: county tax records.