4800 S Wood Way · Homosassa, FL 34448

$250,000

3 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 116 Days on market

Built 1984 0.42 ac lot Est $371k · 33% under $15/mo HOA · 1% of rent

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Why this score? — see what drove the B- 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4800 S. Wood Way, a beautifully updated 3-bedroom, 2-bath home located in the highly sought-after Riverhaven community in Homosassa. Situated on nearly a half-acre, this property offers the perfect blend of comfort, style, and Florida lifestyle living with plenty of space to relax and entertain. Inside, you’ll love the extensive updates throughout, including a brand-new roof in 2025, new flooring, and a completely remodeled kitchen featuring all-new appliances and a fresh, modern design. The layout is bright and inviting, ideal for everyday living or hosting family and friends. Enjoy the outdoors year-round with a screened-in lanai plus an additional outdoor patio, perfect for grilling, gathering, or simply unwinding after a day on the water. Riverhaven is known for its laid-back coastal charm, and this location allows you to walk or take your golf cart to several local restaurants and bars. The Homosassa River is just around the corner, offering endless opportunities for kayaking, fishing, and enjoying the true Nature Coast lifestyle. Conveniently located less than an hour from Tampa International Airport, this home is a fantastic option for a full-time residence, vacation getaway, or investment opportunity.

Key facts

• Brand new roof
• Remodeled kitchen
• Updated home

Tags

• UPDATED HOME
• BRAND NEW ROOF
• REMODELED KITCHEN
• SCREENED IN LANAI
• OUTDOOR PATIO

Property features AI

Finance

• Other: Lot approximately 0.42 acre (90 x 202); Living area reported as 1,584 (public records); Total building area reported as 2,284; Association contact available
• Financial info: Lease restrictions apply
• HOA & community: Riverhaven HOA (optional membership); HOA fee $184.95 annually ($15.41/month); Cats and dogs allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected
• Home design: Single Family Residence; One story; Faces south
• Construction: Block construction; Shingle roof; Built on slab
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s)
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $228k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 1.8% in Homosassa — 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 62/100 on livability (#749 in FL) — a middle-class / working-renter tenant base. Strengths: crime 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.
• Market conditions: 307 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $2,794/mo this rent would consume 73% 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 $8k 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 116 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $250k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.12% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.52%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $370,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11583 W Riverhaven Dr	0.19mi	3/2.5	1,552 (-2%)	1mo	$400,000	$258	85
11830 W Fisherman Ln	0.25mi	3/2.0	1,610 (+2%)	2mo	$299,000	$186	84
11600 W Waterway Dr	0.08mi	2/2.0 (-1)	1,498 (-5%)	6mo	$350,000	$234	77
4951 S Driftwood Way	0.21mi	3/2.0	1,498 (-5%)	10mo	$250,000	$167	72
11702 W Fisherman Ln	0.11mi	3/2.0	1,427 (-10%)	8mo	$287,500	$201	71
11557 Clubview Dr	0.40mi	3/2.0	1,517 (-4%)	11mo	$444,000	$293	65
11517 W Riverhaven Dr	0.27mi	3/2.0	1,374 (-13%)	1mo	$375,000	$273	65
11511 W Riverhaven Dr	0.27mi	2/2.0 (-1)	1,493 (-6%)	10mo	$220,000	$147	65
11464 W Clubview Dr	0.44mi	2/2.0 (-1)	1,493 (-6%)	3mo	$420,000	$281	63
11673 W Riverhaven Dr	0.10mi	2/2.0 (-1)	1,811 (+14%)	6mo	$405,000	$224	62
11784 W Timberlane Dr	0.24mi	2/3.0 (-1)	1,392 (-12%)	8mo	$270,000	$194	53
5264 S Spy Glass Pt	0.56mi	3/2.0	1,758 (+11%)	6mo	$595,000	$338	51

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-24,701
• Equity at exit: $37,276

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-635
• Equity at exit: $21,615

Cash invested: $70,000 (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: 307
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,794 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $245

Break-even live

Break-even rent $2,484

Max offer price $250,000

Occupancy floor 86%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11643 W Riverhaven Dr Homosassa, FL	3.0	2.5	1821	$2,900	$1.59	20d	1	0.10mi
11639 W Riverhaven Dr Homosassa, FL	3.0	2.0	1925	$2,900	$1.51	20d	1	0.10mi
11481 W Riverhaven Dr Homosassa, FL	2.0	2.0	1149	$3,000	$2.61	20d	1	0.28mi
11459 W Riverhaven Dr Homosassa, FL	2.0	2.0	1699	$3,000	$1.77	20d	1	0.30mi
11445 W Riverhaven Dr Homosassa, FL	2.0	2.0	1493	$2,900	$1.94	20d	1	0.31mi
5230 S View Pt Homosassa, FL	2.0	2.0	1149	$2,800	$2.44	20d	1	0.43mi
5111 S Gray Pelican Way Unit 5111 Homosassa, FL	2.0	2.0	1543	$3,200	$2.07	20d	1	0.53mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: water

Listing history 19 events

1. 2026-04-23
   price $250,000 1245-char remark

   Show marketing remark (1245 chars)

   Welcome to 4800 S. Wood Way, a beautifully updated 3-bedroom, 2-bath home located in the highly sought-after Riverhaven community in Homosassa. Situated on nearly a half-acre, this property offers the perfect blend of comfort, style, and Florida lifestyle living with plenty of space to relax and entertain. Inside, you’ll love the extensive updates throughout, including a brand-new roof in 2025, new flooring, and a completely remodeled kitchen featuring all-new appliances and a fresh, modern design. The layout is bright and inviting, ideal for everyday living or hosting family and friends. Enjoy the outdoors year-round with a screened-in lanai plus an additional outdoor patio, perfect for grilling, gathering, or simply unwinding after a day on the water. Riverhaven is known for its laid-back coastal charm, and this location allows you to walk or take your golf cart to several local restaurants and bars. The Homosassa River is just around the corner, offering endless opportunities for kayaking, fishing, and enjoying the true Nature Coast lifestyle. Conveniently located less than an hour from Tampa International Airport, this home is a fantastic option for a full-time residence, vacation getaway, or investment opportunity.

2. 2026-04-23
   price $250,000

   Show marketing remark (1245 chars)

   Welcome to 4800 S. Wood Way, a beautifully updated 3-bedroom, 2-bath home located in the highly sought-after Riverhaven community in Homosassa. Situated on nearly a half-acre, this property offers the perfect blend of comfort, style, and Florida lifestyle living with plenty of space to relax and entertain. Inside, you’ll love the extensive updates throughout, including a brand-new roof in 2025, new flooring, and a completely remodeled kitchen featuring all-new appliances and a fresh, modern design. The layout is bright and inviting, ideal for everyday living or hosting family and friends. Enjoy the outdoors year-round with a screened-in lanai plus an additional outdoor patio, perfect for grilling, gathering, or simply unwinding after a day on the water. Riverhaven is known for its laid-back coastal charm, and this location allows you to walk or take your golf cart to several local restaurants and bars. The Homosassa River is just around the corner, offering endless opportunities for kayaking, fishing, and enjoying the true Nature Coast lifestyle. Conveniently located less than an hour from Tampa International Airport, this home is a fantastic option for a full-time residence, vacation getaway, or investment opportunity.

3. 2026-03-02
   price $265,000 1245-char remark

   Show marketing remark (1245 chars)

   Welcome to 4800 S. Wood Way, a beautifully updated 3-bedroom, 2-bath home located in the highly sought-after Riverhaven community in Homosassa. Situated on nearly a half-acre, this property offers the perfect blend of comfort, style, and Florida lifestyle living with plenty of space to relax and entertain. Inside, you’ll love the extensive updates throughout, including a brand-new roof in 2025, new flooring, and a completely remodeled kitchen featuring all-new appliances and a fresh, modern design. The layout is bright and inviting, ideal for everyday living or hosting family and friends. Enjoy the outdoors year-round with a screened-in lanai plus an additional outdoor patio, perfect for grilling, gathering, or simply unwinding after a day on the water. Riverhaven is known for its laid-back coastal charm, and this location allows you to walk or take your golf cart to several local restaurants and bars. The Homosassa River is just around the corner, offering endless opportunities for kayaking, fishing, and enjoying the true Nature Coast lifestyle. Conveniently located less than an hour from Tampa International Airport, this home is a fantastic option for a full-time residence, vacation getaway, or investment opportunity.

4. 2026-03-02
   price $265,000

   Show marketing remark (1245 chars)

   Welcome to 4800 S. Wood Way, a beautifully updated 3-bedroom, 2-bath home located in the highly sought-after Riverhaven community in Homosassa. Situated on nearly a half-acre, this property offers the perfect blend of comfort, style, and Florida lifestyle living with plenty of space to relax and entertain. Inside, you’ll love the extensive updates throughout, including a brand-new roof in 2025, new flooring, and a completely remodeled kitchen featuring all-new appliances and a fresh, modern design. The layout is bright and inviting, ideal for everyday living or hosting family and friends. Enjoy the outdoors year-round with a screened-in lanai plus an additional outdoor patio, perfect for grilling, gathering, or simply unwinding after a day on the water. Riverhaven is known for its laid-back coastal charm, and this location allows you to walk or take your golf cart to several local restaurants and bars. The Homosassa River is just around the corner, offering endless opportunities for kayaking, fishing, and enjoying the true Nature Coast lifestyle. Conveniently located less than an hour from Tampa International Airport, this home is a fantastic option for a full-time residence, vacation getaway, or investment opportunity.

5. 2026-02-01
   listed $275,000 Active 1245-char remark

   Show marketing remark (1245 chars)

   Welcome to 4800 S. Wood Way, a beautifully updated 3-bedroom, 2-bath home located in the highly sought-after Riverhaven community in Homosassa. Situated on nearly a half-acre, this property offers the perfect blend of comfort, style, and Florida lifestyle living with plenty of space to relax and entertain. Inside, you’ll love the extensive updates throughout, including a brand-new roof in 2025, new flooring, and a completely remodeled kitchen featuring all-new appliances and a fresh, modern design. The layout is bright and inviting, ideal for everyday living or hosting family and friends. Enjoy the outdoors year-round with a screened-in lanai plus an additional outdoor patio, perfect for grilling, gathering, or simply unwinding after a day on the water. Riverhaven is known for its laid-back coastal charm, and this location allows you to walk or take your golf cart to several local restaurants and bars. The Homosassa River is just around the corner, offering endless opportunities for kayaking, fishing, and enjoying the true Nature Coast lifestyle. Conveniently located less than an hour from Tampa International Airport, this home is a fantastic option for a full-time residence, vacation getaway, or investment opportunity.

6. 2026-01-31
   listed $275,000 Active
7. 2023-03-15
   status Pending
8. 2023-03-14
   historical
9. 2023-02-13
   price $279,000
10. 2023-02-08
    status Active
11. 2023-01-20
    historical
12. 2023-01-14
    listed $289,000 Active
13. 2016-06-21
    soldstatus $110,000
14. 2016-06-17
    soldstatus $110,000
15. 2015-05-11
    listed $115,000
16. 2003-11-03
    soldstatus $110,000
17. 2003-10-24
    soldstatus $110,000
18. 2003-07-03
    listed $115,000
19. 1983-03-01
    soldstatus $13,200

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$810/yr (+$67/mo · 64.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $33,531
• − Mortgage interest: −$14,004
• − Property taxes: −$1,265
• − Insurance: −$6,368
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − HOA: −$180
• − Depreciation: −$7,273
• Taxable loss: −$924
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $3,165/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

• Score: 62/100
• State rank: #749
• US rank: #16240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homosassa, 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

+1793.9% since first listed

19 events — show timeline

• 2026-04-23 Price Changed $250,000 RACC
• 2026-04-23 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $265,000 RACC
• 2026-03-02 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-01 Listed $275,000 RACC
• 2026-01-31 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-02-13 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-01-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-01-14 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2016-06-21 Sold (Public Records) $110,000 Public Records
• 2016-06-17 Sold (MLS) $110,000 RACC
• 2015-05-11 Listed $115,000 RACC
• 2003-11-03 Sold (Public Records) $110,000 Public Records
• 2003-10-24 Sold (MLS) $110,000 RACC
• 2003-07-03 Listed $115,000 RACC
• 1983-03-01 Sold (Public Records) $13,200 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,265 · +7.5% YoY. Source: county tax records.