1730 S Palm Ave · Homosassa Springs, FL 34448

$249,000

2 bd · 2.0 ba · 1,972 sqft · SingleFamily public records · 87 Days on market

Built 1958 1.94 ac 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).

• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

estled on 1.94 wooded acres, this unique property offers privacy, space, and opportunity. The primary home features 2 bedrooms and 2 bathrooms and is ready for your vision—requiring repairs and updates to bring it back to its full potential. A second structure, a mobile home, is also located on the property but is considered to have no contributory value. Surrounded by mature trees, the land provides a peaceful, natural setting while still being conveniently located just minutes from Highway 19, offering easy access to nearby amenities, shopping, and travel routes. Whether you're looking for an investment project, a renovation opportunity, or a place to build your dream retreat, this

Key facts

• 1.94 acre lot
• Built 1958
• Listed 87 days

Property features AI

Finance

• Other: Total acreage approximately 1.94 acres; Zoned LDRMH
• Financial info: Annual net income reported as $0.00; Pro forma for a 2-bedroom unit listed as 800
• HOA & community: No association

Exterior

• Parking:
• Security:
• Utilities: Well water; Septic tank sewer; Electricity connected
• Home design: Duplex residential income property; Two buildings on the parcel; Single-story levels
• Construction: Frame construction; Metal roof; Crawlspace foundation; Built on one level
• Exterior features: Private mailbox; Dirt road access; Irregular lot; Located in county

Interior

• Kitchen:
• Bedrooms: Three bedrooms total
• Flooring:
• Bathrooms: Unit breakdown includes a 2-bedroom unit with 2 bathrooms and a 1-bedroom unit with 1 bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Thermostat
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (29.0% below list).
• Recommended offer: $177k (29.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#391 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime 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: Rock Crusher Elementary School (math 70% / reading 56%, grade B, #582 of 2,144 statewide, top 28%, 665 students, 68% FRL); Crystal River Middle School (math 49% / reading 47%, grade C-, #286 of 571 statewide, top 50%, 900 students, 64% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 311 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $1,768/mo this rent would consume 46% of the median local household income ($46k/yr) (locally 113% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 87 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $15k; list at $249k implies a 1560% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,796 (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 87 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• 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: -24.8%
• Equity multiple: 0.16×
• Total profit: $-58,769
• Equity at exit: $37,127

10-year hold

• IRR: -20.5%
• Equity multiple: -0.07×
• Total profit: $-74,880
• Equity at exit: $21,529

Cash invested: $69,720 (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 34448

• Home prices YoY: -26.1%
• Active inventory: 311
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,768 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$276 /mo · $3,317/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-289

Break-even live

Break-even rent $2,134

Max offer price $197,894

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-219	+0% $-289	+5% $-360	+10% $-430
Rent	-10% $-429	-5% $-359	+0% $-289	+5% $-219	+10% $-150
Rate	-1.0pp $-164	-0.5pp $-226	base $-289	+0.5pp $-354	+1.0pp $-419

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $249,000 Active 87 DOM
2. 2026-06-19
   days on market $249,000 Active 85 DOM
3. 2026-06-18
   days on market $249,000 Active 84 DOM
4. 2026-06-17
   days on market $249,000 Active 83 DOM
5. 2026-06-16
   days on market $249,000 Active 82 DOM
6. 2026-06-15
   days on market $249,000 Active 81 DOM
7. 2026-06-14
   days on market $249,000 Active 79 DOM
8. 2026-06-13
   days on market $249,000 Active 78 DOM
9. 2026-06-09
   days on market $249,000 Active 75 DOM
10. 2026-06-08
    days on market $249,000 Active 74 DOM
11. 2026-06-07
    days on market $249,000 Active 73 DOM
12. 2026-06-03
    days on market $249,000 Active 69 DOM
13. 2026-06-02
    days on market $249,000 Active 68 DOM
14. 2026-06-01
    days on market $249,000 Active 67 DOM
15. 2026-05-31
    days on market $249,000 Active 66 DOM
16. 2026-05-30
    days on market $249,000 Active 65 DOM
17. 2026-03-26
    listed $249,000 Active
18. 2019-11-03
    historical
19. 2019-10-31
    listed $150,000
20. 1978-04-01
    soldstatus $15,000

ⓘ 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: $3,317 · $276/mo
• Projected year-2 tax: $3,317 · $276/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,216
• − Mortgage interest: −$13,948
• − Property taxes: −$3,317
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$7,244
• Taxable loss: −$7,933
• Est. tax savings @ 24.0%: +$1,904
• After-tax cash flow: $-1,568/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 — Homosassa Springs

• Score: 71/100
• State rank: #391
• US rank: #6877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homosassa Springs, FL
• County: Citrus County · 111,314 people
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,817
• Household income: $45,916
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 113.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -110.27%
• Current HPI: 312.4302
• 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

+1560.0% since first listed

4 events — show timeline

• 2026-03-26 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-10-31 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 1978-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

+21.3%/yr

Latest (2025): $3,317 · +28.7% YoY. Source: county tax records.