13 E Lemon St · Beverly Hills, FL 34465

$162,000

2 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 24 Days on market

Built 1966 6,220 sqft lot Est $154k · 5% over

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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 +15.2/30.0
• ARV discount +5.1/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• 1% rule +3.4/10.0
• 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

Nestled on a thoughtfully 0.14-acre lot, this charming 2-bedroom, 1-bath home offers a warm and comfortable feel with flexible spaces that easily adapt to everyday living. A welcoming front porch invites you inside, where the first space you encounter is a bright flex room that works beautifully as a home office, sitting area, complete with tile flooring, crown molding, and a window that brings in soft natural light. French doors open into the living room, where wood-look laminate flooring adds warmth and a front-facing window creates a cozy, relaxed atmosphere. Flowing just beyond, the dining area feels bright and inviting with tile flooring and backyard views that make everyday meals feel connected to the outdoors. Centrally positioned, the kitchen offers a practical layout with white tile flooring, matching white cabinetry, a dual sink beneath rear-facing windows, and easy access to the surrounding living spaces, making it both functional and comfortable for daily use. The primary bedroom provides a peaceful retreat with soft carpet flooring, mirrored sliding closet doors, and an additional storage closet for added convenience. Nearby, the bathroom is thoughtfully accessible from both the bedroom and main living area and features a white vanity along with a tub-shower combination. Bedroom 2 sits toward the front of the home and offers generous space, tile flooring, and natural light through its window. Adding to the home's functionality, the mud room between Bedroom 2 and the laundry area includes built-in storage and its own exterior door, creating an ideal everyday entry point from the side yard. The laundry room itself provides overhead cabinetry and an additional storage closet to help keep everything organized. Step outside and the backyard opens into a wide grassy space with partial fencing and a storage shed, offering room to garden, entertain, relax, or simply enjoy the outdoors. Located in Beverly Hills, this home is near Rainbow Springs State Park, where clear spring waters, kayaking, and scenic walking trails create a peaceful outdoor escape; the Withlacoochee State Trail, ideal for biking and nature walks; and Crystal River, known for boating, waterfront dining, and year-round access to Florida's natural beauty.

Key facts

• Front porch
• Living room
• French doors

Tags

• FRONT PORCH
• FLEX ROOM
• TILE FLOORING
• FRENCH DOORS
• LIVING ROOM
• DINING AREA

Property features AI

Finance

• Other: Homestead exempt; Zoned MDR
• HOA & community: No association; Pets allowed

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; BB/HS internet available
• Home design: Single-family home; One story; Southwest facing; Completed condition; Accessible approach with ramp
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built with approximately 1,120 total building area
• Exterior features: Front porch; Awnings; Sidewalk; Shed(s); Cleared and landscaped lot; Trees/landscaped

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Crown molding; Living room/dining room combo; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $58 ($691/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 $137k (15.5% below list).
• Recommended offer: $137k (15.5% 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: 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: 401 active listings in the ZIP; 11 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).

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 24 days — a 2% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,846 (15.5% below list)

Questions for the listing agent

1. Built in 1966 — 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: 0.84% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $153,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 N Monroe St	0.23mi	2/1.0	1,032 (-4%)	1mo	$148,325	$144	82
27 E Lemon St	0.08mi	2/1.0	950 (-12%)	1mo	$94,000	$99	76
7 N Adams St	0.20mi	2/1.0	1,196 (+11%)	2mo	$170,000	$142	71
8 N Fillmore St	0.39mi	2/1.0	992 (-8%)	1mo	$142,000	$143	68
17 N Davis St	0.55mi	2/1.0	1,108 (+3%)	2mo	$112,000	$101	68
27 N Davis St	0.54mi	3/1.5 (+1)	1,055 (-2%)	2mo	$155,000	$147	63
8 S Osceola St	0.75mi	2/1.0	1,108 (+3%)	2mo	$105,000	$95	58
8 S Columbus St	0.70mi	2/2.0	1,045 (-3%)	2mo	$165,000	$158	57
15 S Fillmore St	0.52mi	3/2.0 (+1)	1,159 (+8%)	2mo	$195,000	$168	52
24 N Davis St	0.52mi	3/2.0 (+1)	1,172 (+9%)	2mo	$157,000	$134	50
4360 N Mae West Way	0.52mi	2/2.0	1,214 (+13%)	2mo	$210,000	$173	49
36 S Harrison St	0.57mi	3/1.0 (+1)	1,208 (+12%)	2mo	$150,000	$124	46

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-22,620
• Equity at exit: $24,155

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-15,128
• Equity at exit: $14,007

Cash invested: $45,360 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$850
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $58

Break-even live

Break-even rent $1,296

Max offer price $162,000

Occupancy floor 91%

Sensitivity live

Price	-10% $149	-5% $103	+0% $58	+5% $12	+10% $-34
Rent	-10% $-50	-5% $4	+0% $58	+5% $112	+10% $166
Rate	-1.0pp $139	-0.5pp $99	base $58	+0.5pp $16	+1.0pp $-27

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	22d	1	0.30mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	22d	1	0.33mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	22d	1	0.44mi
23 N Lee St Beverly Hills, FL	2.0	1.0	1416	$1,350	$0.95	22d	1	0.49mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	22d	1	0.54mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	22d	1	0.55mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	22d	1	0.59mi
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	22d	1	0.68mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	22d	1	1.00mi
95 S Desoto St Beverly Hills, FL	2.0	2.0	1152	$1,435	$1.25	22d	1	1.10mi
3263 N Maidencane Dr Beverly Hills, FL	2.0	1.0	1380	$1,350	$0.98	22d	1	1.20mi

Listing history 24 events

1. 2026-06-21
   days on market $162,000 Active 24 DOM
2. 2026-06-19
   days on market $162,000 Active 22 DOM
3. 2026-06-18
   days on market $162,000 Active 21 DOM
4. 2026-06-17
   days on market $162,000 Active 20 DOM
5. 2026-06-16
   days on market $162,000 Active 19 DOM
6. 2026-06-15
   days on market $162,000 Active 18 DOM
7. 2026-06-14
   days on market $162,000 Active 16 DOM
8. 2026-06-13
   days on market $162,000 Active 15 DOM
9. 2026-06-10
   pricedays on market $162,000 Active 13 DOM
10. 2026-06-09
    days on market $165,000 Active 12 DOM
11. 2026-06-08
    days on market $165,000 Active 11 DOM
12. 2026-06-07
    days on market $165,000 Active 10 DOM
13. 2026-06-03
    days on market $165,000 Active 6 DOM
14. 2026-06-02
    days on market $165,000 Active 5 DOM
15. 2026-06-01
    days on market $165,000 Active 4 DOM
16. 2026-05-31
    days on market $165,000 Active 3 DOM
17. 2026-05-30
    days on market $165,000 Active 2 DOM
18. 2026-05-28
    listed $165,000 Active

    Show marketing remark (2202 chars)

    Nestled on a thoughtfully 0.14-acre lot, this charming 2-bedroom, 1-bath home offers a warm and comfortable feel with flexible spaces. A welcoming front porch invites you inside, where the first space you encounter is a bright flex room that works beautifully as a home office, sitting area, complete with tile flooring, crown molding, and a window that brings in soft natural light. French doors open into the living room, where wood-look laminate flooring adds warmth and a front-facing window creates a cozy, relaxed atmosphere. Flowing just beyond, the dining area feels bright and inviting with tile flooring and backyard views that make everyday meals feel connected to the outdoors. Centrally positioned, the kitchen offers a practical layout with tile flooring, matching white cabinetry, a dual sink beneath rear-facing windows, and easy access to the surrounding living spaces, making it both functional and comfortable for daily use. The primary bedroom provides a peaceful retreat with soft carpet flooring, mirrored sliding closet doors, and a built-in closet. Nearby, the bathroom is thoughtfully accessible from both the bedroom and main living area and features a white vanity along with a tub-shower combination. Bedroom 2 sits toward the front of the home and offers generous space, tile flooring, and natural light through its window. Adding to the home’s functionality, the mud room between Bedroom 2 and the laundry area includes built-in storage and its own exterior door, creating an ideal everyday entry point from the side yard. The laundry room itself provides overhead cabinetry and an additional storage closet to help keep everything organized. Step outside and the backyard opens into a wide grassy space with partial fencing and a storage shed, offering room to garden, entertain, relax, or simply enjoy the outdoors. Located in Beverly Hills, this home is near Rainbow Springs State Park, where clear spring waters, kayaking, and scenic walking trails create a peaceful outdoor escape; the Withlacoochee State Trail, ideal for biking and nature walks; and Crystal River, known for boating, waterfront dining, and year-round access to Florida’s natural beauty.

19. 2026-05-28
    listed $165,000 Active 2266-char remark

    Show marketing remark (2202 chars)

    Nestled on a thoughtfully 0.14-acre lot, this charming 2-bedroom, 1-bath home offers a warm and comfortable feel with flexible spaces. A welcoming front porch invites you inside, where the first space you encounter is a bright flex room that works beautifully as a home office, sitting area, complete with tile flooring, crown molding, and a window that brings in soft natural light. French doors open into the living room, where wood-look laminate flooring adds warmth and a front-facing window creates a cozy, relaxed atmosphere. Flowing just beyond, the dining area feels bright and inviting with tile flooring and backyard views that make everyday meals feel connected to the outdoors. Centrally positioned, the kitchen offers a practical layout with tile flooring, matching white cabinetry, a dual sink beneath rear-facing windows, and easy access to the surrounding living spaces, making it both functional and comfortable for daily use. The primary bedroom provides a peaceful retreat with soft carpet flooring, mirrored sliding closet doors, and a built-in closet. Nearby, the bathroom is thoughtfully accessible from both the bedroom and main living area and features a white vanity along with a tub-shower combination. Bedroom 2 sits toward the front of the home and offers generous space, tile flooring, and natural light through its window. Adding to the home’s functionality, the mud room between Bedroom 2 and the laundry area includes built-in storage and its own exterior door, creating an ideal everyday entry point from the side yard. The laundry room itself provides overhead cabinetry and an additional storage closet to help keep everything organized. Step outside and the backyard opens into a wide grassy space with partial fencing and a storage shed, offering room to garden, entertain, relax, or simply enjoy the outdoors. Located in Beverly Hills, this home is near Rainbow Springs State Park, where clear spring waters, kayaking, and scenic walking trails create a peaceful outdoor escape; the Withlacoochee State Trail, ideal for biking and nature walks; and Crystal River, known for boating, waterfront dining, and year-round access to Florida’s natural beauty.

20. 2026-05-28
    listed $165,000 Active 2202-char remark

    Show marketing remark (2202 chars)

    Nestled on a thoughtfully 0.14-acre lot, this charming 2-bedroom, 1-bath home offers a warm and comfortable feel with flexible spaces. A welcoming front porch invites you inside, where the first space you encounter is a bright flex room that works beautifully as a home office, sitting area, complete with tile flooring, crown molding, and a window that brings in soft natural light. French doors open into the living room, where wood-look laminate flooring adds warmth and a front-facing window creates a cozy, relaxed atmosphere. Flowing just beyond, the dining area feels bright and inviting with tile flooring and backyard views that make everyday meals feel connected to the outdoors. Centrally positioned, the kitchen offers a practical layout with tile flooring, matching white cabinetry, a dual sink beneath rear-facing windows, and easy access to the surrounding living spaces, making it both functional and comfortable for daily use. The primary bedroom provides a peaceful retreat with soft carpet flooring, mirrored sliding closet doors, and a built-in closet. Nearby, the bathroom is thoughtfully accessible from both the bedroom and main living area and features a white vanity along with a tub-shower combination. Bedroom 2 sits toward the front of the home and offers generous space, tile flooring, and natural light through its window. Adding to the home’s functionality, the mud room between Bedroom 2 and the laundry area includes built-in storage and its own exterior door, creating an ideal everyday entry point from the side yard. The laundry room itself provides overhead cabinetry and an additional storage closet to help keep everything organized. Step outside and the backyard opens into a wide grassy space with partial fencing and a storage shed, offering room to garden, entertain, relax, or simply enjoy the outdoors. Located in Beverly Hills, this home is near Rainbow Springs State Park, where clear spring waters, kayaking, and scenic walking trails create a peaceful outdoor escape; the Withlacoochee State Trail, ideal for biking and nature walks; and Crystal River, known for boating, waterfront dining, and year-round access to Florida’s natural beauty.

21. 2022-09-19
    soldstatus $147,900
22. 2015-06-12
    soldstatus $34,000
23. 1989-01-01
    soldstatus $20,000
24. 1981-10-01
    soldstatus $20,000

ⓘ 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: $1,277 · $106/mo
• Projected year-2 tax: $1,345 · $112/mo
• Expected delta: +$67/yr (+$6/mo · 5.3%)

ⓘ 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 · 24 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: $16,422
• − Mortgage interest: −$9,075
• − Property taxes: −$1,277
• − Insurance: −$810
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$4,713
• Taxable loss: −$2,080
• Est. tax savings @ 24.0%: +$499
• After-tax cash flow: $1,191/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

+725.0% since first listed

7 events — show timeline

• 2026-05-28 Listed $165,000 RACC
• 2026-05-28 Listed $165,000 HCAR
• 2026-05-28 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-19 Sold (Public Records) $147,900 Public Records
• 2015-06-12 Sold (Public Records) $34,000 Public Records
• 1989-01-01 Sold (Public Records) $20,000 Public Records
• 1981-10-01 Sold (Public Records) $20,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,277 · +7.0% YoY. Source: county tax records.