1801 E Evelyn St · Hernando, FL 34442

$319,900

2 bd · 3.0 ba · 1,736 sqft · SingleFamily public records · 15 Days on market

Built 1980 2.30 ac lot Est $359k · 11% under

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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 +12.4/15.0
• Cash flow +6.0/30.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare Opportunity! Two individual parcels. Approximately 2.3 acres of land. This very nicely updated home features 4BR and 2.1BA and many recent updates. Beautiful 66ft front porch welcomes you home! All new floors throughout, stainless steel appliances, kitchen pantry and new hardware on kitchen cabinets. Room to add dishwasher, trash compactor and electrical set up ready for garbage disposal. French doors and floating desk in Dining room is waiting to store all your favorite recipes. Laundry room with wood accent wall has hookup for Washer/Dryer. Florida room has its own AC window unit to keep cool while enjoying the tranquil backyard views. Master bedroom has newly updated Master Bath and large walk-in closet. 2nd Bedroom has its own private full bath and walk-in closet. Split bedroom design has the 2 additional bedrooms on opposite side of the home. Roof 2010 and HVAC 2014. Large Shed in backyard has so much potential from extra storage or a studio! The lush backyard has delicious blackberry bushes and enchanting azaleas when in full bloom. A cheerful outdoor playground and swing set are staying with the property for backyard fun. 8 minutes to Publix and 11 minutes to Walmart. 30 minute drive from the turnpike and 30 minutes from Homosassa Springs. You get all the enjoyment of Citrus Hills without the fees or deed restrictions. Schedule your Showing today!

Key facts

• Full bathroom
• Built in sandbox
• Tree lined lot

Tags

• TREE LINED LOT
• SCREENED IN FRONT PORCH
• MULTIPLE COVERED BACK PORCHES
• DETACHED BONUS BUILDING
• FULL BATHROOM
• BUILT IN SANDBOX

Property features AI

Finance

• Other: Property on approximately 2.3 acres; Additional parcel(s) present; Zoning: LDRMH

Exterior

• Parking: Paved parking; Driveway; Unpaved parking areas
• Utilities: Private well water; Septic tank sewage
• Home design: Single family residence; Faces south
• Construction: Stucco exterior; Block and slab foundation; Asphalt shingle roof; Built as residential single-family home
• Exterior features: French doors; Wooded, rectangular lot; Paved road access

Interior

• Kitchen: Electric cooktop; Oven; Range; Dishwasher; Refrigerator; Pantry; Breakfast bar
• Bedrooms: Total rooms: 13
• Flooring: Laminate countertops noted (flooring type not specified)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; In-law floorplan; Laminate countertops; Pantry; Walk-in closet(s); Blinds and window coverings
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-604 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (33.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (43.3% below list).
• Recommended offer: $181k (43.3% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 5.6% in Hernando — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#402 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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: Hernando Elementary School (math 47% / reading 51%, grade D, #1,134 of 2,144 statewide, top 54%, 813 students, 71% FRL); Citrus Springs Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 821 students, 59% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 444 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($57k/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 $10k 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 15 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $239k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,432 (43.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.57% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.09%
• DSCR: 0.64
• GRM: 14.7

CMA / ARV

• ARV (on-the-fly): $359,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1804 E Humphrey Ln	0.26mi	3/2.5 (+1)	1,702 (-2%)	2mo	$340,000	$200	76
1751 E Tradewind Dr	0.18mi	3/2.0 (+1)	1,858 (+7%)	13mo	$385,500	$207	60
1724 E Mckinley St	0.70mi	3/2.0 (+1)	1,748 (+1%)	0mo	$290,000	$166	57
1255 E Rockefeller Ln	0.64mi	3/2.0 (+1)	1,693 (-2%)	3mo	$334,900	$198	55
4070 N Forest Lake Dr	0.51mi	3/2.0 (+1)	1,803 (+4%)	10mo	$450,000	$250	52
4070 N Forest Lake Dr	0.52mi	3/2.0 (+1)	1,803 (+4%)	11mo	$450,000	$250	52
1558 E Cleveland St	0.57mi	3/2.0 (+1)	1,807 (+4%)	8mo	$399,900	$221	51
1415 E Cleveland St	0.61mi	3/2.0 (+1)	1,819 (+5%)	6mo	$300,000	$165	50
3580 N Chandler Dr	0.73mi	3/2.0 (+1)	1,726 (-1%)	9mo	$409,900	$237	48
3305 N Calhoun Ter	0.31mi	3/2.0 (+1)	1,904 (+10%)	16mo	$495,000	$260	47
1185 E Getty Ln	0.66mi	3/2.0 (+1)	1,840 (+6%)	11mo	$355,000	$193	41
1575 E Mckinley St	0.68mi	3/2.0 (+1)	1,496 (-14%)	16mo	$310,000	$207	22

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: -30.6%
• Equity multiple: -0.01×
• Total profit: $-90,396
• Equity at exit: $47,698

10-year hold

• IRR: -33.0%
• Equity multiple: -0.44×
• Total profit: $-128,584
• Equity at exit: $27,659

Cash invested: $89,572 (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 34442

• Home prices YoY: -21.9%
• Active inventory: 444
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$227 /mo · $2,719/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-604

Break-even live

Break-even rent $2,579

Max offer price $213,173

Occupancy floor —

Sensitivity live

Price	-10% $-423	-5% $-514	+0% $-604	+5% $-695	+10% $-785
Rent	-10% $-747	-5% $-676	+0% $-604	+5% $-532	+10% $-461
Rate	-1.0pp $-443	-0.5pp $-523	base $-604	+0.5pp $-687	+1.0pp $-771

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3723 N Chandler Dr Hernando, FL	3.0	2.0	1726	$2,400	$1.39	22d	1	0.80mi

Listing history 12 events

1. 2026-06-19
   days on market $319,900 Active 15 DOM
2. 2026-06-18
   days on market $319,900 Active 14 DOM
3. 2026-06-17
   days on market $319,900 Active 13 DOM
4. 2026-06-16
   days on market $319,900 Active 12 DOM
5. 2026-06-15
   days on market $319,900 Active 11 DOM
6. 2026-06-14
   days on market $319,900 Active 9 DOM
7. 2026-06-13
   days on market $319,900 Active 8 DOM
8. 2026-06-10
   days on market $319,900 Active 6 DOM
9. 2026-06-09
   days on market $319,900 Active 5 DOM
10. 2026-06-08
    days on market $319,900 Active 4 DOM
11. 2026-06-07
    remarks 695-char remark
12. 2026-06-07
    listed $319,900 Active 3 DOM

ⓘ 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: $2,719 · $227/mo
• Projected year-2 tax: $2,719 · $227/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 20 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: $21,772
• − Mortgage interest: −$17,919
• − Property taxes: −$2,719
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$9,306
• Taxable loss: −$13,256
• Est. tax savings @ 24.0%: +$3,181
• After-tax cash flow: $-4,068/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 — Hernando

• Score: 71/100
• State rank: #402
• US rank: #7137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hernando, FL
• County: Citrus County · 111,314 people
• City population: 17,281
• Metro: Homosassa Springs, FL
• Population (ZIP): 17,281
• Household income: $57,259
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 314.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2% Black 2%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 2% Tagalog/Filipino 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: ▼ -76.70%
• Current HPI: 273.3262
• 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

+1179.6% since first listed

12 events — show timeline

• 2026-06-04 Listed $319,900 RACC
• 2021-08-19 Sold (Public Records) $239,000 Public Records
• 2021-08-16 Sold (MLS) $239,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-28 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-08 Sold (Public Records) $85,000 Public Records
• 2016-04-08 Sold (MLS) $85,000 RACC
• 2015-12-07 Listed $87,000 RACC
• 2003-11-07 Sold (Public Records) $61,900 Public Records
• 2003-10-15 Sold (MLS) $61,000 RACC
• 2003-07-28 Listed $58,900 RACC
• 1999-09-01 Sold (Public Records) $25,000 Public Records

Property tax history

+56.3%/yr

Latest (2025): $2,719 · -8.3% YoY. Source: county tax records.