1835 W Citrus Springs Blvd · Citrus Springs, FL 34434

$239,999

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 102 Days on market

Built 2008 9,927 sqft lot Est $239k · 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 +12.2/30.0
• ARV discount +7.3/15.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.1/10.0

Listing remarks MLS

Completely Furnished!!! Beautiful and very well maintained 3 bedrooms, 2 baths, 2 car garage with eat in kitchen, great room, and split bedroom plan with a long driveway. Enjoy a peaceful moment on the screened-in lanai as you listen to the birds and enjoy the abundant backyard. Home sits on almost a ¼ acre. No HOA fees!! Home is located in a quiet area of Citrus Springs Rainbow River is just minutes away, along with being close to the Crystal River for fishing, Walking and bike trails also only a couple of miles away. Shopping and play areas nearby. Kayaking and all your outdoor activities. This perfectly cared-for split floor plan home boasts: Recently painted, updated Kitchen and flooring. HOME IS BEING SOLD COMPLETELY FURNISHED. FOR A DETAILED LIST OF ITEMS INCLUDED PLEASE SEE THE ATTACHED LIST IN THE LISTING. Realtor Related to Seller

Key facts

• Screened-in lanai
• Nearby parks
• Expansive backyard

Tags

• SPLIT-BEDROOM FLOOR PLAN
• SCREENED-IN LANAI
• EXPANSIVE BACKYARD
• NO HOA
• NEARBY PARKS
• NEARBY SHOPPING

Property features AI

Finance

• Other: Homestead exempt; Irrigation equipment installed; No lease restrictions
• HOA & community: No HOA association indicated; Pets allowed

Exterior

• Parking: Attached 2-car garage; Ground level parking
• Utilities: Public water; Septic tank; Cable connected; Electricity connected; Phone available; Sewer connected
• Home design: Single family residence; One story; Faces west
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on lot of about 0.23 acre
• Exterior features: Covered patio; Screened patio

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room / dining room combo; Open floorplan; Solid wood cabinets; Walk-in closet(s); Window treatments
• Laundry & utility: Laundry inside; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-47 ($-563/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (20.7% below list).
• Recommended offer: $190k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#521 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities 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); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 1242 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% of the median local income ($69k/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 102 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,413 (20.7% 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 102 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $238,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1940 W Quaker Ln	0.26mi	3/2.0	1,448 (+3%)	0mo	$269,900	$186	82
7872 N Janeaux Dr	0.44mi	3/2.0	1,456 (+4%)	1mo	$245,000	$168	73
7248 N Radcliff Ave	0.50mi	3/2.0	1,376 (-2%)	2mo	$250,000	$182	72
7711 N Ring Dr	0.26mi	3/2.0	1,529 (+9%)	2mo	$259,000	$169	72
7228 N Everest Ter	0.48mi	3/2.0	1,334 (-5%)	1mo	$226,000	$169	68
7957 N Primrose Dr	0.60mi	3/2.0	1,448 (+3%)	1mo	$255,500	$176	66
7153 N Everest Ter	0.54mi	3/2.0	1,473 (+5%)	1mo	$246,000	$167	65
2358 W Elmore Loop	0.51mi	3/2.0	1,529 (+9%)	2mo	$259,990	$170	60
8008 N Triana Dr	0.55mi	3/2.0	1,529 (+9%)	0mo	$261,990	$171	59
7821 N Sarazen Dr	0.65mi	3/2.0	1,506 (+7%)	0mo	$292,000	$194	57
1333 W Kenmore Dr	0.51mi	3/2.0	1,559 (+11%)	1mo	$260,000	$167	57
7991 N Primrose Dr	0.70mi	4/2.0 (+1)	1,548 (+10%)	2mo	$245,000	$158	44

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-41,918
• Equity at exit: $35,785

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-40,503
• Equity at exit: $20,751

Cash invested: $67,200 (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 34434

• Home prices YoY: -2.9%
• Active inventory: 1242
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$193 /mo · $2,312/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-47

Break-even live

Break-even rent $1,964

Max offer price $231,705

Occupancy floor 97%

Sensitivity live

Price	-10% $89	-5% $21	+0% $-47	+5% $-115	+10% $-183
Rent	-10% $-197	-5% $-122	+0% $-47	+5% $28	+10% $103
Rate	-1.0pp $74	-0.5pp $14	base $-47	+0.5pp $-109	+1.0pp $-172

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1912 W Quaker Ln Citrus Springs, FL	4.0	2.0	1636	$1,895	$1.16	22d	1	0.27mi
7175 N Varsity Ave Citrus Springs, FL	3.0	2.0	1428	$1,795	$1.26	22d	1	0.34mi
7708 N Paris Dr Dunnellon, FL	3.0	2.0	1415	$1,800	$1.27	22d	1	0.44mi
7908 N Galena Ave Citrus Springs, FL	4.0	2.5	1551	$1,850	$1.19	22d	1	0.66mi
8030 N Galena Ave Citrus Springs, FL	4.0	2.0	1833	$2,150	$1.17	22d	1	0.76mi
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	22d	1	0.85mi
8006 N Voyager Dr Citrus Springs, FL	4.0	2.0	1636	$1,899	$1.16	22d	1	1.09mi
7047 N Lime Dr Citrus Springs, FL	4.0	2.0	1630	$1,900	$1.17	22d	1	1.13mi
788 W Glenhaven Dr Citrus Springs, FL	4.0	2.0	1621	$1,800	$1.11	22d	1	1.17mi
2117 W Swanson Dr Citrus Springs, FL	4.0	2.0	1580	$1,850	$1.17	22d	1	1.21mi
1482 W Manchester Dr Dunnellon, FL	3.0	2.0	1540	$1,695	$1.10	22d	1	1.23mi
6251 W Whispering Dr Citrus Springs, FL	4.0	2.0	1617	$1,815	$1.12	22d	1	1.28mi
8180 N Wakefield Dr Dunnellon, FL	3.0	2.0	1502	$1,695	$1.13	22d	1	1.32mi
7062 N Regent Ter Citrus Springs, FL	4.0	2.0	1621	$1,700	$1.05	22d	1	1.32mi
8190 N Wakefield Dr Dunnellon, FL	4.0	2.0	1772	$1,750	$0.99	22d	1	1.33mi
7061 N Outrigger Ter Citrus Springs, FL	4.0	2.0	1621	$1,700	$1.05	22d	1	1.35mi
669 W Homeway Loop Citrus Springs, FL	4.0	2.0	1580	$1,895	$1.20	22d	1	1.36mi
3272 W Fairbank Dr Citrus Springs, FL	4.0	2.0	1774	$2,050	$1.16	22d	1	1.46mi
696 W Hallam Dr Citrus Springs, FL	4.0	2.0	1797	$1,900	$1.06	22d	1	1.46mi
3036 W Akron Pl Citrus Springs, FL	4.0	2.0	1833	$2,000	$1.09	22d	1	1.47mi
8398 N Jay Dr Dunnellon, FL	3.0	2.0	1541	$1,700	$1.10	22d	1	1.48mi

Listing history 28 events

1. 2026-06-15
   remarks 699-char remark
2. 2026-06-15
   status $239,999 Pending 102 DOM
3. 2026-06-15
   days on market $239,999 Active 102 DOM
4. 2026-06-14
   days on market $239,999 Active 100 DOM
5. 2026-06-13
   days on market $239,999 Active 99 DOM
6. 2026-06-09
   days on market $239,999 Active 96 DOM
7. 2026-06-08
   days on market $239,999 Active 95 DOM
8. 2026-06-03
   days on market $239,999 Active 90 DOM
9. 2026-06-02
   days on market $239,999 Active 89 DOM
10. 2026-06-01
    days on market $239,999 Active 88 DOM
11. 2026-05-31
    days on market $239,999 Active 87 DOM
12. 2026-05-30
    days on market $239,999 Active 86 DOM
13. 2026-03-30
    price $239,999
14. 2026-03-25
    listed $257,999 Active
15. 2026-03-05
    listed $257,999 Active
16. 2022-05-12
    soldstatus $261,000
17. 2022-05-09
    soldstatus $261,000 Closed 859-char remark

    Show marketing remark (859 chars)

    Completely Furnished!!! Beautiful and very well maintained 3 bedrooms, 2 baths, 2 car garage with eat in kitchen, great room, and split bedroom plan with a long driveway. Enjoy a peaceful moment on the screened-in lanai as you listen to the birds and enjoy the abundant backyard. Home sits on almost a ¼ acre. No HOA fees!! Home is located in a quiet area of Citrus Springs Rainbow River is just minutes away, along with being close to the Crystal River for fishing, Walking and bike trails also only a couple of miles away. Shopping and play areas nearby. Kayaking and all your outdoor activities. This perfectly cared-for split floor plan home boasts: Recently painted, updated Kitchen and flooring. HOME IS BEING SOLD COMPLETELY FURNISHED. FOR A DETAILED LIST OF ITEMS INCLUDED PLEASE SEE THE ATTACHED LIST IN THE LISTING. Realtor Related to Seller

18. 2022-04-25
    status Pending 859-char remark

    Show marketing remark (859 chars)

    Completely Furnished!!! Beautiful and very well maintained 3 bedrooms, 2 baths, 2 car garage with eat in kitchen, great room, and split bedroom plan with a long driveway. Enjoy a peaceful moment on the screened-in lanai as you listen to the birds and enjoy the abundant backyard. Home sits on almost a ¼ acre. No HOA fees!! Home is located in a quiet area of Citrus Springs Rainbow River is just minutes away, along with being close to the Crystal River for fishing, Walking and bike trails also only a couple of miles away. Shopping and play areas nearby. Kayaking and all your outdoor activities. This perfectly cared-for split floor plan home boasts: Recently painted, updated Kitchen and flooring. HOME IS BEING SOLD COMPLETELY FURNISHED. FOR A DETAILED LIST OF ITEMS INCLUDED PLEASE SEE THE ATTACHED LIST IN THE LISTING. Realtor Related to Seller

19. 2022-04-18
    listed $240,000 Active 859-char remark

    Show marketing remark (859 chars)

    Completely Furnished!!! Beautiful and very well maintained 3 bedrooms, 2 baths, 2 car garage with eat in kitchen, great room, and split bedroom plan with a long driveway. Enjoy a peaceful moment on the screened-in lanai as you listen to the birds and enjoy the abundant backyard. Home sits on almost a ¼ acre. No HOA fees!! Home is located in a quiet area of Citrus Springs Rainbow River is just minutes away, along with being close to the Crystal River for fishing, Walking and bike trails also only a couple of miles away. Shopping and play areas nearby. Kayaking and all your outdoor activities. This perfectly cared-for split floor plan home boasts: Recently painted, updated Kitchen and flooring. HOME IS BEING SOLD COMPLETELY FURNISHED. FOR A DETAILED LIST OF ITEMS INCLUDED PLEASE SEE THE ATTACHED LIST IN THE LISTING. Realtor Related to Seller

20. 2015-09-30
    soldstatus $94,900
21. 2015-09-30
    soldstatus $94,900
22. 2015-08-05
    listed $94,900
23. 2013-10-01
    soldstatus $70,000
24. 2013-09-30
    soldstatus $70,000
25. 2012-09-13
    listed $74,900
26. 2008-07-15
    soldstatus $113,800
27. 2008-04-22
    listed $114,990
28. 2005-12-09
    soldstatus $32,000

ⓘ 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: $2,312 · $193/mo
• Projected year-2 tax: $2,312 · $193/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,850
• − Mortgage interest: −$13,444
• − Property taxes: −$2,312
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$6,982
• Taxable loss: −$4,743
• Est. tax savings @ 24.0%: +$1,138
• After-tax cash flow: $575/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 — Citrus Springs

• Score: 68/100
• State rank: #521
• US rank: #9598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citrus Springs, FL
• County: Citrus County · 111,314 people
• City population: 10,730
• Metro: Homosassa Springs, FL
• Population (ZIP): 11,074
• Household income: $68,939
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 171.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 11% Hispanic / Latino 9% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Iranian 3% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Other Indo-European 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: ▼ -9.70%
• Current HPI: 328.2164
• 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

+650.0% since first listed

16 events — show timeline

• 2026-03-30 Price Changed $239,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $257,999 RACC
• 2026-03-05 Listed $257,999 Stellar MLS as Distributed by MLS Grid
• 2022-05-12 Sold (Public Records) $261,000 Public Records
• 2022-05-09 Sold (MLS) $261,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-18 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-30 Sold (Public Records) $94,900 Public Records
• 2015-09-30 Sold (MLS) $94,900 RACC
• 2015-08-05 Listed $94,900 RACC
• 2013-10-01 Sold (Public Records) $70,000 Public Records
• 2013-09-30 Sold (MLS) $70,000 RACC
• 2012-09-13 Listed $74,900 RACC
• 2008-07-15 Sold (MLS) $113,800 RACC
• 2008-04-22 Listed $114,990 RACC
• 2005-12-09 Sold (Public Records) $32,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,312 · +2.9% YoY. Source: county tax records.