2394 N Brentwood Cir · Pine Ridge, FL 34461

$245,000

3 bd · 2.0 ba · 1,660 sqft · SingleFamily public records · 22 Days on market

Built 2003 9,161 sqft lot Est $227k · 8% over $183/mo HOA · 8% of rent ↓ 5% since listing

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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 +11.8/30.0
• Schools +4.1/10.0
• ARV discount +4.0/15.0
• 1% rule +3.8/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Florida Living at its best! As you enter this 3 bedroom 2 bath pool home you are welcomed by an inviting open floor plan with oversize ceramic tile and soaring ceilings. From the living area you can see the pool and the tropical paradise that awaits. There is full view sliding door that enters into a covered extended outdoor lanai for shade and a completely screened pool if you are looking to get some sun. The kitchen has beautiful cabinetry and a deep double bowl sink. The bathrooms are spacious and modern. This home is located in BRENTWOOD OF CITRUS HILLS and comes with full membership amenities, including the luxurious Skyview restaurant, tiki-bar, gyms, tennis courts, olympic size pool,

Key facts

• Screened pool
• Open floor plan
• Tennis courts

Tags

• OPEN FLOOR PLAN
• COVERED EXTENDED OUTDOOR LANAI
• SCREENED POOL
• FULL MEMBERSHIP AMENITIES
• TIKI-BAR
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-66 ($-788/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (11.8% below list).
• Recommended offer: $216k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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-, 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: Forest Ridge Elementary School (math 55% / reading 59%, grade C+, #781 of 2,144 statewide, top 38%, 708 students, 67% FRL); Lecanto Middle School (math 49% / reading 49%, grade C-, #265 of 571 statewide, top 48%, 809 students, 55% 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: 199 active listings in the ZIP; 22 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).
• This rent runs 41% of the median local income ($63k/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 22 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

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 $216,190 (11.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.88% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $227,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1876 W Caroline Path	0.13mi	3/2.0	1,625 (-2%)	3mo	$194,900	$120	88
1883 W Shanelle Path	0.27mi	3/2.0	1,655 (-0%)	1mo	$226,500	$137	86
1636 W Caroline Path	0.32mi	3/2.0	1,686 (+2%)	1mo	$348,000	$206	82
2661 N Ezra Ter	0.21mi	2/2.0 (-1)	1,606 (-3%)	1mo	$399,900	$249	79
1777 W Zoe Ct	0.48mi	3/2.0	1,621 (-2%)	1mo	$216,000	$133	73
316 S Lincoln Ave	0.26mi	2/2.0 (-1)	1,548 (-7%)	3mo	$197,000	$127	70
10 New Florida Ave	0.50mi	2/2.0 (-1)	1,692 (+2%)	1mo	$192,500	$114	68
1679 W Spring Meadow Loop	0.72mi	3/2.5	1,663 (+0%)	1mo	$241,000	$145	63
1873 W Shanelle Path	0.27mi	2/2.0 (-1)	1,444 (-13%)	1mo	$199,000	$138	60
227 S Jefferson St	0.57mi	3/2.0	1,488 (-10%)	2mo	$189,900	$128	55
214 S Monroe St	0.64mi	2/2.0 (-1)	1,526 (-8%)	1mo	$215,000	$141	51
216 S Barbour St	0.71mi	2/2.0 (-1)	1,536 (-8%)	1mo	$199,000	$130	49

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-43,801
• Equity at exit: $36,530

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-43,194
• Equity at exit: $21,183

Cash invested: $68,600 (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 34461

• Home prices YoY: -10.2%
• Active inventory: 199
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$204 /mo · $2,444/yr
• Insurance: −$102
• HOA: −$183
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-66

Break-even live

Break-even rent $2,245

Max offer price $233,398

Occupancy floor 98%

Sensitivity live

Price	-10% $73	-5% $4	+0% $-66	+5% $-135	+10% $-204
Rent	-10% $-236	-5% $-151	+0% $-66	+5% $20	+10% $105
Rate	-1.0pp $58	-0.5pp $-3	base $-66	+0.5pp $-129	+1.0pp $-194

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1882 W Angelica Loop Lecanto, FL	3.0	2.0	1706	$1,900	$1.11	22d	1	0.07mi
1984 W Marsten Ct Lecanto, FL	3.0	2.0	1854	$2,000	$1.08	22d	1	0.13mi
1933 W Shanelle Path Lecanto, FL	3.0	2.0	1690	$2,300	$1.36	22d	1	0.26mi
1876 W Shanelle Path Lecanto, FL	3.0	2.0	1675	$2,100	$1.25	22d	1	0.31mi
12 Montana St Beverly Hills, FL	2.0	1.0	1088	$1,700	$1.56	22d	1	0.43mi
2443 N Andrea Pt Lecanto, FL	3.0	2.5	1988	$2,500	$1.26	22d	1	0.48mi
209 S Tyler St Beverly Hills, FL	2.0	2.0	1604	$1,500	$0.94	22d	1	0.60mi
1610 W Spring Meadow Loop Lecanto, FL	2.0	2.5	1359	$2,700	$1.99	22d	1	0.73mi
1658 W Spring Meadow Loop Lecanto, FL	2.0	2.5	1359	$1,775	$1.31	22d	1	0.76mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	22d	1	0.77mi
95 S Desoto St Beverly Hills, FL	2.0	2.0	1152	$1,435	$1.25	22d	1	0.79mi
2131 N Pinecone Ave Lecanto, FL	2.0	2.0	1438	$2,000	$1.39	22d	1	0.83mi
1973 N Ember Path Hernando, FL	2.0	2.0	1786	$2,800	$1.57	22d	1	0.90mi
42 Roosevelt Blvd Unit 1 Beverly Hills, FL	3.0	1.5	1612	$1,449	$0.90	22d	1	0.94mi
3263 N Maidencane Dr Beverly Hills, FL	2.0	1.0	1380	$1,350	$0.98	22d	1	0.98mi
1281 W Diamond Shore Loop Hernando, FL	2.0	2.0	1686	$3,000	$1.78	22d	1	1.04mi
1240 W Diamond Shore Loop Hernando, FL	2.0	2.0	1770	$2,900	$1.64	22d	1	1.12mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	22d	1	1.16mi
877 W Silver Meadow Loop Hernando, FL	3.0	2.0	1637	$2,500	$1.53	22d	1	1.20mi
703 W Sunbird Path Hernando, FL	2.0	2.0	1298	$1,700	$1.31	22d	1	1.25mi
1020 W Rollingwood Ct Hernando, FL	3.0	2.5	2146	$3,400	$1.58	22d	1	1.41mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	22d	1	1.48mi

HOA detail

• Monthly dues: $183 · $2,196/yr
• Likely covers: poolgym

Listing history 11 events

1. 2026-06-21
   days on market $245,000 Active 22 DOM
2. 2026-06-19
   days on market $245,000 Active 20 DOM
3. 2026-06-18
   days on market $245,000 Active 19 DOM
4. 2026-06-17
   days on market $245,000 Active 18 DOM
5. 2026-06-16
   days on market $245,000 Active 17 DOM
6. 2026-06-15
   days on market $245,000 Active 16 DOM
7. 2026-06-14
   days on market $245,000 Active 14 DOM
8. 2026-06-13
   statusdays on market $245,000 Active 13 DOM
9. 2026-02-18
   status Pending
10. 2026-02-06
    listed $245,000 Active
11. 2019-12-02
    soldstatus $257,999

ⓘ 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: $2,444 · $204/mo
• Projected year-2 tax: $2,444 · $204/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 4/10 Moderate
• 🌡 Heat 9/10 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: $25,943
• − Mortgage interest: −$13,724
• − Property taxes: −$2,444
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − HOA: −$2,196
• − Depreciation: −$7,127
• Taxable loss: −$4,924
• Est. tax savings @ 24.0%: +$1,182
• After-tax cash flow: $394/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): 13,377
• Household income: $63,418
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 41.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 95% 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: ▼ -29.48%
• Current HPI: 258.0866
• 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

-5.0% since first listed

3 events — show timeline

• 2026-02-18 Pending — RACC
• 2026-02-06 Listed $245,000 RACC
• 2019-12-02 Sold (Public Records) $257,999 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,444 · +5.2% YoY. Source: county tax records.