927 S Val Dr · Inverness, FL 34450

$235,000

2 bd · 2.5 ba · 1,120 sqft · SingleFamily public records · 2 Days on market

Built 1976 0.43 ac lot Est $216k · 9% over

---

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 +20.9/30.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• ARV discount +3.6/15.0
• 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

WATERFRONT HOME WITH BEAUTIFUL LANDSCAPING. .. LOTS OF TREES AND GARDENS. OVERSIZED 2 CAR GARAGE, PLUS A CARPORT, FAMILY ROOM WITH FIREPLACE, NEW ROOF IN 2000, 12 X 16 OUT BUILDING WITH ELECTRIC, SPRINKLER SYSTEM, BOAT DOCK AND RAMP, GUEST QUARTERS WITH THEIR OWN ENTRY TO BACK PATIO AREA.

Key facts

• In-law suite
• Great lot
• Updated well

Tags

• GREAT LOT
• PRIVATE ENTRANCE
• IN-LAW SUITE
• UPDATED ROOF
• UPDATED HVAC
• UPDATED WELL

Property features AI

Finance

• Other: On waterfront (Henderson Lake) with lakefront access and water view; Lakefront extras include boat port, private boat ramp, fishing pier and seawall; Total waterfront frontage 72 feet (36 ft lake frontage, 36 ft lake-chain frontage); Property acreage approximately 0.43 acres (1/4 to less than 1/2 acre)
• Financial info: No lease restrictions indicated; Homestead exemption claimed
• HOA & community: Pets allowed

Exterior

• Parking: Attached garage with 2 garage spaces; Carport with 2 spaces; Driveway; Off-street parking; Guest parking; Oversized parking spaces; Garage door opener; Bathroom in garage
• Security: Private mailbox
• Utilities: Well water; Septic tank; Cable available; Water connected
• Home design: Single-family residence; One story; Fixer condition; Faces southwest
• Construction: Block, brick and concrete construction; Shingle roof; Slab foundation; Estimated building area and living area provided
• Exterior features: Covered, enclosed and screened patios/porches including front and rear porches; Patio; Private mailbox; Storage shed(s); Chain link fencing; Mature landscaping with oak trees; Near golf course and marina; Oversized, dead-end street lot

Interior

• Kitchen: Built-in oven; Cooktop; Microwave; Refrigerator; Solid wood cabinets; Kitchen/open family room layout
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid wood cabinets; Programmable thermostat; Walk-in closets; Built-in oven; Cooktop; Microwave; Refrigerator; Carpet flooring; Laminate flooring; Wood-burning fireplace in living room; Den/Library/Office; Interior in-law suite (no private entry); Seven total rooms
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (6.4% below list).
• Recommended offer: $220k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.9% in Inverness — 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 (#564 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living 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: Inverness Primary School (math 54% / reading 55%, grade C, #892 of 2,144 statewide, top 44%, 683 students, 65% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 208 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $110k; list at $235k implies a 114% 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 $220,000 (6.4% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $216,160
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
826 S Val Dr	0.10mi	2/2.0	1,182 (+6%)	15mo	$211,340	$179	72
1005 S Val Dr	0.02mi	2/2.0	1,222 (+9%)	14mo	$230,000	$188	71
7330 E Allen Dr	0.14mi	2/2.0	1,008 (-10%)	5mo	$235,000	$233	71
908 Pritchard Island Rd	0.47mi	2/2.0	1,148 (+2%)	3mo	$213,000	$186	70
814 S Bel Air Dr	0.16mi	2/1.5	1,019 (-9%)	8mo	$171,500	$168	67
1005 S Bel Air Dr	0.06mi	2/1.5	1,020 (-9%)	15mo	$205,000	$201	66
930 Pritchard Island Rd	0.43mi	2/2.0	1,148 (+2%)	10mo	$120,000	$105	65
7426 E Allen Dr	0.16mi	2/1.0	1,078 (-4%)	23mo	$280,000	$260	61
7228 E Oak Isle Dr	0.34mi	2/2.0	1,248 (+11%)	12mo	$290,000	$232	53
975 Pritchard Island Rd	0.47mi	2/2.0	1,260 (+12%)	14mo	$245,000	$194	44
7509 E Gospel Island Rd	0.74mi	2/2.0	1,288 (+15%)	23mo	$249,000	$193	20

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-17,462
• Equity at exit: $35,039

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $11,076
• Equity at exit: $20,319

Cash invested: $65,800 (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 34450

• Home prices YoY: -18.7%
• Active inventory: 208
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $325

Break-even live

Break-even rent $1,788

Max offer price $235,000

Occupancy floor 80%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 Pritchard Island Rd Inverness, FL	2.0	2.0	1148	$2,200	$1.92	21d	1	0.44mi
876 Pritchard Island Rd Inverness, FL	2.0	2.0	1148	$2,200	$1.92	21d	1	0.49mi

Listing history 6 events

1. 2026-05-13
   status Pending
2. 2026-05-11
   listed $235,000 Active
3. 2011-12-30
   soldstatus $110,000 289-char remark

   Show marketing remark (289 chars)

   WATERFRONT HOME WITH BEAUTIFUL LANDSCAPING. .. LOTS OF TREES AND GARDENS. OVERSIZED 2 CAR GARAGE, PLUS A CARPORT, FAMILY ROOM WITH FIREPLACE, NEW ROOF IN 2000, 12 X 16 OUT BUILDING WITH ELECTRIC, SPRINKLER SYSTEM, BOAT DOCK AND RAMP, GUEST QUARTERS WITH THEIR OWN ENTRY TO BACK PATIO AREA.

4. 2011-08-28
   listed $124,900 289-char remark

   Show marketing remark (289 chars)

   WATERFRONT HOME WITH BEAUTIFUL LANDSCAPING. .. LOTS OF TREES AND GARDENS. OVERSIZED 2 CAR GARAGE, PLUS A CARPORT, FAMILY ROOM WITH FIREPLACE, NEW ROOF IN 2000, 12 X 16 OUT BUILDING WITH ELECTRIC, SPRINKLER SYSTEM, BOAT DOCK AND RAMP, GUEST QUARTERS WITH THEIR OWN ENTRY TO BACK PATIO AREA.

5. 1992-06-01
   soldstatus $100,000
6. 1983-01-01
   soldstatus $66,000

ⓘ 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: $990 · $82/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$961/yr (+$80/mo · 97.1%)

ⓘ 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: $26,400
• − Mortgage interest: −$13,164
• − Property taxes: −$990
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$6,836
• Taxable income: $11
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $3,900/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 — Inverness

• Score: 67/100
• State rank: #564
• US rank: #10791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,621
• Population (ZIP): 10,408

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 8% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% 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: ▼ -72.56%
• Current HPI: 315.9725
• Rent YoY: —
• Metro: —
• 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

+256.1% since first listed

6 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2011-12-30 Sold (MLS) $110,000 RACC
• 2011-08-28 Listed $124,900 RACC
• 1992-06-01 Sold (Public Records) $100,000 Public Records
• 1983-01-01 Sold (Public Records) $66,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $990 · +8.6% YoY. Source: county tax records.