2640 W Fairway Loop · Citrus Springs, FL 34434

$288,900

4 bd · 2.0 ba · 1,774 sqft · Land · 77 Days on market

Built 2026 0.29 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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

NEW CONSTRUCTION — MOVE-IN READY! This brand-new home offers modern design, quality construction, and peace of mind with a 10-YEAR STRUCTURAL WARRANTY. Situated on an elevated lot with total privacy and a stunning golf course view, this property stands out from the rest. Seller is offering closing cost assistance OR access to BELOW-MARKET INTEREST RATES through our preferred lender, helping reduce your upfront costs or monthly payment. Schedule your showing today!

Key facts

• Total privacy
• Golf course view
• New construction

Tags

• NEW CONSTRUCTION
• MOVE IN READY
• 10 YEAR STRUCTURAL WARRANTY
• ELEVATED LOT
• TOTAL PRIVACY
• GOLF COURSE VIEW

Property features AI

Finance

• Other: Furnished; Home warranty included

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Private sewer; Electricity connected; Water connected
• Home design: Single-family residence (new construction); One level; Northeast facing; Residential zoning (PDR)
• Construction: Block construction; Shingle roof; Slab foundation; Built by Lakeshore
• Exterior features: Exterior lighting; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Stone countertops; Thermostat; Walk-in closets; Smoke detector(s)
• Laundry & utility: Inside laundry with electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $289k.

Deal economics

• At list price, monthly cash flow is $-445 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (32.0% below list).
• Recommended offer: $196k (32.0% 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: Citrus Springs Elementary School (math 52% / reading 48%, grade D+, #1,070 of 2,144 statewide, top 51%, 817 students, 71% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 1242 active listings in the ZIP; 17 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).
• This rent runs 34% 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 77 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 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 $60k; list at $289k implies a 382% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,424 (32.0% 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 77 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.60%
• DSCR: 0.71
• GRM: 12.3

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: -27.7%
• Equity multiple: 0.07×
• Total profit: $-75,112
• Equity at exit: $43,076

10-year hold

• IRR: -26.1%
• Equity multiple: -0.26×
• Total profit: $-101,763
• Equity at exit: $24,979

Cash invested: $80,892 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$1,515
• Tax est. 1.5%: −$361 /mo · $4,334/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-445

Break-even live

Break-even rent $2,527

Max offer price $224,541

Occupancy floor —

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: $72,225
• Closing costs: $8,667
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9081 N Golfview Dr Citrus Springs, FL	3.0	1.5	1374	$1,400	$1.02	20d	1	0.40mi
9305 N Citrus Springs Blvd Citrus Springs, FL	3.0	2.0	1411	$1,800	$1.28	20d	1	0.43mi
9205 N Fawn Way Citrus Springs, FL	3.0	2.0	1428	$1,750	$1.23	20d	1	0.44mi
2907 W Camilo Dr Citrus Springs, FL	4.0	2.0	1449	$1,795	$1.24	20d	1	0.59mi
3036 W Akron Pl Citrus Springs, FL	4.0	2.0	1833	$2,000	$1.09	20d	1	0.63mi
8596 N Spartan Dr Citrus Springs, FL	4.0	2.0	1833	$2,000	$1.09	20d	1	0.67mi
9127 N Justa Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	20d	1	0.75mi
8006 N Voyager Dr Citrus Springs, FL	4.0	2.0	1636	$1,899	$1.16	20d	1	0.78mi
3584 W Burgandy Dr Citrus Springs, FL	3.0	2.0	1413	$1,699	$1.20	20d	1	0.95mi
9730 N Elkcam Blvd Citrus Springs, FL	4.0	2.0	1672	$1,785	$1.07	20d	1	0.97mi
8715 N Paradisea Dr Citrus Springs, FL	3.0	2.0	1403	$1,850	$1.32	20d	1	1.01mi
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	20d	1	1.17mi
7938 N Maltese Dr Citrus Springs, FL	4.0	2.0	1833	$2,150	$1.17	20d	1	1.19mi
8055 N Wellington Ter Citrus Springs, FL	3.0	2.0	1250	$1,750	$1.40	20d	1	1.27mi
1912 W Quaker Ln Citrus Springs, FL	4.0	2.0	1636	$1,895	$1.16	20d	1	1.30mi
3272 W Fairbank Dr Citrus Springs, FL	4.0	2.0	1774	$2,050	$1.16	20d	1	1.45mi
9475 N Camel Dr Dunnellon, FL	3.0	2.0	1670	$1,800	$1.08	20d	1	1.47mi

Listing history 19 events

1. 2026-06-15
   status $288,900 Pending 77 DOM
2. 2026-06-15
   days on market $288,900 Active 77 DOM
3. 2026-06-14
   days on market $288,900 Active 75 DOM
4. 2026-06-13
   days on market $288,900 Active 74 DOM
5. 2026-06-09
   days on market $288,900 Active 71 DOM
6. 2026-06-08
   days on market $288,900 Active 70 DOM
7. 2026-06-07
   days on market $288,900 Active 69 DOM
8. 2026-06-03
   days on market $288,900 Active 65 DOM
9. 2026-06-02
   days on market $288,900 Active 64 DOM
10. 2026-06-01
    days on market $288,900 Active 63 DOM
11. 2026-05-31
    days on market $288,900 Active 62 DOM
12. 2026-05-30
    days on market $288,900 Active 61 DOM
13. 2026-05-05
    listed $288,900 Active 475-char remark

    Show marketing remark (475 chars)

    NEW CONSTRUCTION — MOVE-IN READY! This brand-new home offers modern design, quality construction, and peace of mind with a 10-YEAR STRUCTURAL WARRANTY. Situated on an elevated lot with total privacy and a stunning golf course view, this property stands out from the rest. Seller is offering closing cost assistance OR access to BELOW-MARKET INTEREST RATES through our preferred lender, helping reduce your upfront costs or monthly payment. Schedule your showing today!

14. 2026-04-27
    price $288,900
15. 2026-03-30
    listed $292,000 Active
16. 2025-04-07
    soldstatus $60,000
17. 2025-04-03
    soldstatus $20,000 Closed 450-char remark

    Show marketing remark (450 chars)

    Are you looking to build your new home in an area without all the HOA fees? This is it! Near the Citrus Springs Golf Course and close to the community center. Own your slice of paradise near Crystal River, Rainbow River, shopping, dining and so much more! Not in a flood zone. Why buy when you can build it new! The owner also owns 2 more lots address 2656 & 2670 W Fairway Loop, approximately 300 Ft of frontage. Can be sold as a package deal.

18. 2025-03-09
    status Pending 450-char remark

    Show marketing remark (450 chars)

    Are you looking to build your new home in an area without all the HOA fees? This is it! Near the Citrus Springs Golf Course and close to the community center. Own your slice of paradise near Crystal River, Rainbow River, shopping, dining and so much more! Not in a flood zone. Why buy when you can build it new! The owner also owns 2 more lots address 2656 & 2670 W Fairway Loop, approximately 300 Ft of frontage. Can be sold as a package deal.

19. 2025-02-16
    listed $24,000 Active 450-char remark

    Show marketing remark (450 chars)

    Are you looking to build your new home in an area without all the HOA fees? This is it! Near the Citrus Springs Golf Course and close to the community center. Own your slice of paradise near Crystal River, Rainbow River, shopping, dining and so much more! Not in a flood zone. Why buy when you can build it new! The owner also owns 2 more lots address 2656 & 2670 W Fairway Loop, approximately 300 Ft of frontage. Can be sold as a package deal.

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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: $23,571
• − Mortgage interest: −$16,183
• − Property taxes: −$4,334
• − Insurance: −$1,444
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$8,404
• Taxable loss: −$10,566
• Est. tax savings @ 24.0%: +$2,536
• After-tax cash flow: $-2,802/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

+1103.8% since first listed

7 events — show timeline

• 2026-05-05 Listed $288,900 RACC
• 2026-04-27 Price Changed $288,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listed $292,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-07 Sold (Public Records) $60,000 Public Records
• 2025-04-03 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-16 Listed $24,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.6%/yr

Latest (2025): $224 · +46.0% YoY. Source: county tax records.