2496 E Newhaven St · Citrus Hills, FL 34453

$199,999

3 bd · 2.0 ba · 1,799 sqft · SingleFamily public records · 3 Days on market

Built 1994 0.51 ac lot Est $362k · 45% under $9/mo HOA

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Citrus Hills - beautiful Celina Hills location on . 50 acre homestie. Wonderful double door entry leading to formal dining room and living room with sliders leading to lanai and inground caged pool. Split bedroom plan with master bedroom overlooking pool master bath with double vanities, jacuzzi tub shower. Kitchen has convenient breakfast counter and opens to family room area. Move in condition and in perfect location. Lockbox - not vacant. Call office first. Thank you.

Key facts

• Attached garage
• High-volume ceilings
• Formal dining area

Tags

• ELEVATED LOT
• CUSTOM BUILT HOME
• ATTACHED GARAGE
• DEDICATED WORKSHOP SPACE
• HIGH-VOLUME CEILINGS
• FORMAL DINING AREA

Property features AI

Finance

• Other: No lease restrictions indicated
• HOA & community: Has HOA: Celina Hills Property Owner's Association, annual fee $109 (about $9.08/month); Pets allowed

Exterior

• Parking: Attached garage; 2-car garage; Garage faces side
• Utilities: Public water; Septic tank sewer; Cable available; Electricity connected; Water connected
• Home design: Single family residence; One-story; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Enclosed patio/porch; Front porch; Rear porch; Screened porch; Rain gutters; Other exterior features; Paved lot; Oak trees and landscaped grounds; Half-acre lot (approx.)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Thermostat; Tray ceilings; Walk-in closets; Window treatments; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 9.2% vs local median 2.9% in Citrus Hills — 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 63/100 on livability (#744 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing 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: Hernando Elementary School (math 47% / reading 51%, grade D, #1,134 of 2,144 statewide, top 54%, 813 students, 71% FRL); Inverness Middle School (math 52% / reading 48%, grade C, #254 of 571 statewide, top 45%, 1,017 students, 60% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 427 active listings in the ZIP; 4 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).
• At $2,244/mo this rent would consume 47% of the median local household income ($58k/yr) (locally 240% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $130k; list at $200k implies a 54% 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,999

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.12% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $361,599
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2617 E Newhaven St	0.13mi	3/2.0	1,770 (-2%)	4mo	$300,000	$169	88
2500 E Steven St	0.25mi	3/2.0	1,863 (+4%)	1mo	$392,000	$210	82
2828 E Celina St	0.34mi	3/2.0	1,759 (-2%)	7mo	$350,000	$199	75
2174 E Celina St	0.34mi	3/2.0	1,886 (+5%)	2mo	$380,000	$201	75
2656 E Hampshire St	0.36mi	3/2.0	1,862 (+4%)	4mo	$499,000	$268	74
2245 E Marcia St	0.28mi	3/2.0	1,610 (-10%)	1mo	$280,000	$174	69
2996 E Angelina St	0.60mi	3/2.0	1,807 (+0%)	6mo	$405,000	$224	66
3064 E Joseph Ln	0.58mi	3/2.0	1,751 (-3%)	7mo	$230,000	$131	62
2061 E Celina St	0.44mi	3/2.5	1,585 (-12%)	6mo	$267,500	$169	53
2983 E Marcia St	0.51mi	3/2.0	2,015 (+12%)	4mo	$490,000	$243	53
1191 N Chance Way	0.74mi	3/2.0	1,997 (+11%)	1mo	$425,000	$213	46
1159 N Nashua Ter	0.56mi	4/3.0 (+1)	1,990 (+11%)	1mo	$365,000	$183	46

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,759
• Equity at exit: $29,821

10-year hold

• IRR: 8.8%
• Equity multiple: 1.68×
• Total profit: $37,873
• Equity at exit: $17,292

Cash invested: $56,000 (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 34453

• Home prices YoY: -26.1%
• Active inventory: 427
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,244 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$150 /mo · $1,800/yr
• Insurance: −$83
• HOA: −$9
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $482

Break-even live

Break-even rent $1,634

Max offer price $199,999

Occupancy floor 74%

Sensitivity live

Price	-10% $595	-5% $538	+0% $482	+5% $425	+10% $368
Rent	-10% $304	-5% $393	+0% $482	+5% $570	+10% $659
Rate	-1.0pp $582	-0.5pp $532	base $482	+0.5pp $430	+1.0pp $377

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2620 E Newhaven St Inverness, FL	3.0	2.0	1884	$2,400	$1.27	23d	1	0.15mi
2858 E Marcia St Inverness, FL	4.0	2.0	1790	$2,500	$1.40	23d	1	0.40mi
543 N Rooks Ave Inverness, FL	3.0	2.0	1296	$1,900	$1.47	23d	1	0.90mi
1471 E Saint James Loop Inverness, FL	3.0	2.0	1228	$1,700	$1.38	23d	1	1.21mi

HOA detail

• Monthly dues: $9 · $108/yr
• Likely covers: pool

Listing history 3 events

1. 2026-06-21
   days on market $199,999 Active 3 DOM
2. 2026-06-19
   remarks 678-char remark
3. 2026-06-19
   listed $199,999 Active 1 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: $1,800 · $150/mo
• Projected year-2 tax: $1,800 · $150/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 · 23 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: $26,927
• − Mortgage interest: −$11,203
• − Property taxes: −$1,800
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − HOA: −$108
• − Depreciation: −$5,818
• Taxable income: $2,690
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $5,133/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 Hills

• Score: 63/100
• State rank: #744
• US rank: #16030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citrus Hills, FL
• County: Citrus County · 111,314 people
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,621
• Household income: $57,568
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 240.0

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 6% Black 3% Two or more races 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1% Other Asian/Pacific 0%

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: ▼ -103.32%
• Current HPI: 291.8965
• 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

+758.4% since first listed

5 events — show timeline

• 2026-06-18 Listed $199,999 Stellar MLS as Distributed by MLS Grid
• 2002-06-03 Sold (Public Records) $130,000 Public Records
• 2002-05-29 Sold (MLS) $129,950 RACC
• 2001-09-24 Listed $134,900 RACC
• 1993-04-01 Sold (Public Records) $23,300 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,800 · +6.0% YoY. Source: county tax records.