388 W Sugarmaple Ln · Pine Ridge, FL 34465

$199,000

2 bd · 2.0 ba · 1,304 sqft · SingleFamily public records · 35 Days on market

Built 1986 10,263 sqft lot Est $214k · 7% under

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Why this score? — see what drove the D+ 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 +14.3/30.0
• ARV discount +10.6/15.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What A Beauty!!! Look at all the updates in this lovely 2/2/1 charmer. new carpet, new windows, new garage door, new hot water heater, new frig, new washer/dryer, new duct work, new front screened porch, new 14 x 13 slab and 11 x12 Screened lanai out back. This owner has taken pride in the house to make it a home. Move in ready. Grab your things and move right in. Close to school and shopping, Private back yard. So call today for your private viewing and come see your new home.

Key facts

• Thoughtful upgrades
• No hoa
• A/c replaced

Tags

• NO HOA
• PUBLIC WATER
• UNDERGROUND ELECTRIC
• THOUGHTFUL UPGRADES
• MOST WINDOWS REPLACED
• A/C REPLACED

Property features AI

Finance

• HOA & community: Community park

Exterior

• Parking: Attached garage with 1 garage space; Driveway; Concrete surfaces; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; One story; Home faces north
• Construction: Stucco exterior; Asphalt shingle roof; Block and slab foundation; Built on one level
• Exterior features: Rain gutters; Sliding doors; Landscaped yard; Level lot; Wooded; Paved road frontage on a county road; Park nearby (community feature)

Interior

• Kitchen: Electric range; Electric oven; Refrigerator; Pantry
• Bedrooms: Total rooms: 11
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central electric air conditioning
• Interior features: Eat-in kitchen; Laminate countertops; Open floorplan; Pantry; High-speed internet; Blinds and window treatments; Double pane windows
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-28 ($-341/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (15.7% below list).
• Recommended offer: $168k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.4% in Pine Ridge — 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 67/100 on livability (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living 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: Forest Ridge Elementary School (math 55% / reading 59%, grade C+, #781 of 2,144 statewide, top 38%, 708 students, 67% 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 57% FRL track the district average.
• Market conditions: 401 active listings in the ZIP; 19 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).
• This rent runs 37% of the median local income ($55k/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 $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

• It's been on market 35 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $199k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,675 (15.7% 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 35 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $213,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
388 W Sugarmaple Ln	0.00mi	2/2.0	1,304 (0%)	1mo	$192,000	$147	99
785 W Toucan Loop	0.40mi	2/2.0	1,250 (-4%)	4mo	$225,000	$180	71
605 W Buttonbush Dr	0.24mi	2/1.5	1,184 (-9%)	1mo	$132,000	$111	71
241 W Valerian Pl	0.60mi	2/2.0	1,344 (+3%)	2mo	$219,999	$164	65
3635 N Honeylocust Dr	0.70mi	2/2.0	1,326 (+2%)	1mo	$233,000	$176	64
146 W Seymeria Dr	0.27mi	2/1.5	1,170 (-10%)	6mo	$219,000	$187	63
3585 N Willowtree Pt	0.58mi	2/2.0	1,327 (+2%)	9mo	$150,000	$113	63
3526 N Tamarisk Ave	0.62mi	2/2.0	1,329 (+2%)	9mo	$215,000	$162	61
876 W Cockatiel Loop	0.49mi	2/2.0	1,212 (-7%)	8mo	$225,000	$186	58
3525 N Burroughs Path	0.52mi	3/2.0 (+1)	1,388 (+6%)	3mo	$223,500	$161	58
246 W Valerian Pl	0.57mi	2/2.0	1,480 (+14%)	8mo	$230,000	$155	44
3579 N Tamarisk Ave	0.67mi	3/2.0 (+1)	1,476 (+13%)	2mo	$284,400	$193	40

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-34,045
• Equity at exit: $29,672

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-31,930
• Equity at exit: $17,206

Cash invested: $55,720 (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 34465

• Home prices YoY: -33.1%
• Active inventory: 401
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-28

Break-even live

Break-even rent $1,713

Max offer price $193,979

Occupancy floor 97%

Sensitivity live

Price	-10% $84	-5% $28	+0% $-28	+5% $-85	+10% $-141
Rent	-10% $-161	-5% $-95	+0% $-28	+5% $38	+10% $104
Rate	-1.0pp $72	-0.5pp $22	base $-28	+0.5pp $-80	+1.0pp $-132

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 W Sugarmaple Ln Beverly Hills, FL	3.0	2.0	1600	$1,700	$1.06	22d	1	0.24mi
229 W Casurina Pl Beverly Hills, FL	3.0	2.0	1604	$1,399	$0.87	22d	1	0.30mi
703 W Sunbird Path Hernando, FL	2.0	2.0	1298	$1,700	$1.31	22d	1	0.34mi
3442 N Tamarisk Ave Unit NA Beverly Hills, FL	3.0	2.0	1530	$1,800	$1.18	22d	1	0.49mi
3660 N Laurelwood Loop Beverly Hills, FL	2.0	2.5	1543	$1,800	$1.17	22d	1	0.63mi
3263 N Maidencane Dr Beverly Hills, FL	2.0	1.0	1380	$1,350	$0.98	22d	1	0.71mi
877 W Silver Meadow Loop Hernando, FL	3.0	2.0	1637	$2,500	$1.53	22d	1	0.90mi
95 S Desoto St Beverly Hills, FL	2.0	2.0	1152	$1,435	$1.25	22d	1	1.00mi
2280 N Hardee Pt Hernando, FL	2.0	2.0	1118	$1,700	$1.52	22d	1	1.08mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	22d	1	1.08mi
1240 W Diamond Shore Loop Hernando, FL	2.0	2.0	1770	$2,900	$1.64	22d	1	1.11mi
23 N Lee St Beverly Hills, FL	2.0	1.0	1416	$1,350	$0.95	22d	1	1.15mi
1281 W Diamond Shore Loop Hernando, FL	2.0	2.0	1686	$3,000	$1.78	22d	1	1.15mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	22d	1	1.21mi
42 Roosevelt Blvd Unit 1 Beverly Hills, FL	3.0	1.5	1612	$1,449	$0.90	22d	1	1.22mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	22d	1	1.31mi
209 S Tyler St Beverly Hills, FL	2.0	2.0	1604	$1,500	$0.94	22d	1	1.33mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	22d	1	1.37mi
1559 N Killebrew Pt Unit NA Hernando, FL	3.0	2.0	1771	$2,900	$1.64	22d	1	1.49mi

Listing history 9 events

1. 2026-05-09
   status Pending
2. 2026-05-05
   price $199,000
3. 2026-04-04
   listed $219,000 Active
4. 2013-12-31
   soldstatus $65,000
5. 2013-12-19
   soldstatus $65,000 483-char remark

   Show marketing remark (483 chars)

   What A Beauty!!! Look at all the updates in this lovely 2/2/1 charmer. new carpet, new windows, new garage door, new hot water heater, new frig, new washer/dryer, new duct work, new front screened porch, new 14 x 13 slab and 11 x12 Screened lanai out back. This owner has taken pride in the house to make it a home. Move in ready. Grab your things and move right in. Close to school and shopping, Private back yard. So call today for your private viewing and come see your new home.

6. 2013-08-23
   listed $69,900 483-char remark

   Show marketing remark (483 chars)

   What A Beauty!!! Look at all the updates in this lovely 2/2/1 charmer. new carpet, new windows, new garage door, new hot water heater, new frig, new washer/dryer, new duct work, new front screened porch, new 14 x 13 slab and 11 x12 Screened lanai out back. This owner has taken pride in the house to make it a home. Move in ready. Grab your things and move right in. Close to school and shopping, Private back yard. So call today for your private viewing and come see your new home.

7. 2012-07-25
   soldstatus $60,000 521-char remark

   Show marketing remark (521 chars)

   Great location for this freshly updated home. Sitting on a beautifully landscaped lot with nothing behind it but land and trees you. Enjoy privacy while still being close to all the amenities. Close to the library, Twisted Oaks Golf Course, shopping, schools and Terra Vista. This charming home has a large living room, kitchen with breakfast nook and a pass through to the family room. Bedrooms are over sized and feature loads of storage and closet space. Come take a look at this one, it's easy to see and shows great.

8. 2012-06-04
   listed $64,900 521-char remark

   Show marketing remark (521 chars)

   Great location for this freshly updated home. Sitting on a beautifully landscaped lot with nothing behind it but land and trees you. Enjoy privacy while still being close to all the amenities. Close to the library, Twisted Oaks Golf Course, shopping, schools and Terra Vista. This charming home has a large living room, kitchen with breakfast nook and a pass through to the family room. Bedrooms are over sized and feature loads of storage and closet space. Come take a look at this one, it's easy to see and shows great.

9. 1987-02-01
   soldstatus $70,300

ⓘ 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: $1,921 · $160/mo
• Projected year-2 tax: $1,921 · $160/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $20,121
• − Mortgage interest: −$11,147
• − Property taxes: −$1,921
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$5,789
• Taxable loss: −$3,748
• Est. tax savings @ 24.0%: +$900
• After-tax cash flow: $558/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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Ridge, FL
• County: Citrus County · 111,314 people
• City population: 18,514
• Metro: Homosassa Springs, FL
• Population (ZIP): 18,879
• Household income: $54,869
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 334.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 4% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam, Dominican Republic
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -138.62%
• Current HPI: 279.7183
• 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

+183.1% since first listed

9 events — show timeline

• 2026-05-09 Pending — RACC
• 2026-05-05 Price Changed $199,000 RACC
• 2026-04-04 Listed $219,000 RACC
• 2013-12-31 Sold (Public Records) $65,000 Public Records
• 2013-12-19 Sold (MLS) $65,000 RACC
• 2013-08-23 Listed $69,900 RACC
• 2012-07-25 Sold (MLS) $60,000 RACC
• 2012-06-04 Listed $64,900 RACC
• 1987-02-01 Sold (Public Records) $70,300 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,921 · +5.5% YoY. Source: county tax records.