6198 N Darlington Dr · Pine Ridge, FL 34434

$290,000

4 bd · 2.5 ba · 1,679 sqft · Land · 157 Days on market

Built 2025 10,000 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

Looking for the perfect spot to build your dream home? This beautiful 0.23-acre lot in Citrus Springs, FL offers the ideal canvas for your vision. Nestled in a peaceful, residential area, the property is on a paved road with electricity conveniently nearby—making it an easy choice for your new home. The lot is just waiting for you to break ground, with plenty of room to create your ideal living space. Citrus Springs offers a tranquil, suburban atmosphere while still being close to local amenities, schools, and parks. Don’t miss this opportunity to secure your piece of Florida paradise!

Key facts

• Central island
• Open floor plan
• Quartz countertops

Tags

• NEW CONSTRUCTION
• OPEN FLOOR PLAN
• ELEGANT KITCHEN
• CENTRAL ISLAND
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Home design: House
• Construction: Living area approximately 1,679
• Exterior features: Lot of approximately 10,000 sq ft

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-378 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (29.0% below list).
• Recommended offer: $206k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.4% in Pine Ridge — 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 67/100 on livability (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: health & safety C-, schools F, 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.
• Market conditions: 1242 active listings in the ZIP; 8 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 36% 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 $9k 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 157 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $47k; list at $290k implies a 517% gain — meaningful room to come down on a strong offer.

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 $205,801 (29.0% 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 157 days. Have you received any prior offers? Is the seller open to a 29% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.12×
• Total profit: $-71,055
• Equity at exit: $43,240

10-year hold

• IRR: -22.4%
• Equity multiple: -0.14×
• Total profit: $-92,772
• Equity at exit: $25,074

Cash invested: $81,200 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-378

Break-even live

Break-even rent $2,537

Max offer price $235,260

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-278	+0% $-378	+5% $-479	+10% $-579
Rent	-10% $-541	-5% $-460	+0% $-378	+5% $-297	+10% $-216
Rate	-1.0pp $-232	-0.5pp $-305	base $-378	+0.5pp $-453	+1.0pp $-530

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
669 W Homeway Loop Citrus Springs, FL	4.0	2.0	1580	$1,895	$1.20	22d	1	0.17mi
6251 W Whispering Dr Citrus Springs, FL	4.0	2.0	1617	$1,815	$1.12	22d	1	0.37mi
1482 W Manchester Dr Dunnellon, FL	3.0	2.0	1540	$1,695	$1.10	22d	1	0.46mi
788 W Glenhaven Dr Citrus Springs, FL	4.0	2.0	1621	$1,800	$1.11	22d	1	0.74mi
2117 W Swanson Dr Citrus Springs, FL	4.0	2.0	1580	$1,850	$1.17	22d	1	1.08mi
7175 N Varsity Ave Citrus Springs, FL	3.0	2.0	1428	$1,795	$1.26	22d	1	1.37mi
661 W Twisted Oaks Dr Beverly Hills, FL	4.0	2.0	1864	$1,695	$0.91	22d	1	1.37mi
2195 W Tall Oaks Dr Beverly Hills, FL	3.0	2.0	1688	$2,200	$1.30	22d	1	1.46mi

Listing history 22 events

1. 2026-06-19
   days on market $290,000 Active 157 DOM
2. 2026-06-18
   days on market $290,000 Active 156 DOM
3. 2026-06-17
   days on market $290,000 Active 155 DOM
4. 2026-06-16
   days on market $290,000 Active 154 DOM
5. 2026-06-15
   days on market $290,000 Active 153 DOM
6. 2026-06-14
   days on market $290,000 Active 151 DOM
7. 2026-06-13
   days on market $290,000 Active 150 DOM
8. 2026-06-09
   days on market $290,000 Active 147 DOM
9. 2026-06-08
   days on market $290,000 Active 146 DOM
10. 2026-06-03
    days on market $290,000 Active 141 DOM
11. 2026-06-02
    days on market $290,000 Active 140 DOM
12. 2026-06-01
    days on market $290,000 Active 139 DOM
13. 2026-05-31
    days on market $290,000 Active 138 DOM
14. 2026-05-30
    days on market $290,000 Active 137 DOM
15. 2026-01-13
    listed $290,000 Active
16. 2025-03-10
    soldstatus $47,000
17. 2025-02-19
    soldstatus $17,000
18. 2025-02-14
    soldstatus $17,000 Closed 604-char remark

    Show marketing remark (604 chars)

    Looking for the perfect spot to build your dream home? This beautiful 0.23-acre lot in Citrus Springs, FL offers the ideal canvas for your vision. Nestled in a peaceful, residential area, the property is on a paved road with electricity conveniently nearby—making it an easy choice for your new home. The lot is just waiting for you to break ground, with plenty of room to create your ideal living space. Citrus Springs offers a tranquil, suburban atmosphere while still being close to local amenities, schools, and parks. Don’t miss this opportunity to secure your piece of Florida paradise!

19. 2025-01-31
    status Pending 604-char remark

    Show marketing remark (604 chars)

    Looking for the perfect spot to build your dream home? This beautiful 0.23-acre lot in Citrus Springs, FL offers the ideal canvas for your vision. Nestled in a peaceful, residential area, the property is on a paved road with electricity conveniently nearby—making it an easy choice for your new home. The lot is just waiting for you to break ground, with plenty of room to create your ideal living space. Citrus Springs offers a tranquil, suburban atmosphere while still being close to local amenities, schools, and parks. Don’t miss this opportunity to secure your piece of Florida paradise!

20. 2025-01-28
    listed $18,000 Active 604-char remark

    Show marketing remark (604 chars)

    Looking for the perfect spot to build your dream home? This beautiful 0.23-acre lot in Citrus Springs, FL offers the ideal canvas for your vision. Nestled in a peaceful, residential area, the property is on a paved road with electricity conveniently nearby—making it an easy choice for your new home. The lot is just waiting for you to break ground, with plenty of room to create your ideal living space. Citrus Springs offers a tranquil, suburban atmosphere while still being close to local amenities, schools, and parks. Don’t miss this opportunity to secure your piece of Florida paradise!

21. 2022-11-29
    soldstatus $22,500
22. 2022-04-28
    soldstatus $9,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 23 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: $24,696
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$8,436
• Taxable loss: −$9,736
• Est. tax savings @ 24.0%: +$2,337
• After-tax cash flow: $-2,203/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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Ridge, FL
• County: Citrus County · 111,314 people
• City population: 18,514
• 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

+3122.2% since first listed

8 events — show timeline

• 2026-01-13 Listed $290,000 ForSaleByOwner.com
• 2025-03-10 Sold (Public Records) $47,000 Public Records
• 2025-02-19 Sold (Public Records) $17,000 Public Records
• 2025-02-14 Sold (MLS) $17,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-28 Listed $18,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-29 Sold (Public Records) $22,500 Public Records
• 2022-04-28 Sold (Public Records) $9,000 Public Records

Property tax history

+15.9%/yr

Latest (2025): $238 · +29.1% YoY. Source: county tax records.