144 W Ruska Pl · Citrus Springs, FL 34434

$289,000

4 bd · 2.0 ba · 1,774 sqft · Land · 114 Days on market

Built 2025 9,983 sqft 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 +7.1/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

Welcome to this beautifully built new construction home located in the growing community of Citrus Springs. This thoughtfully designed residence offers 1,774 square feet of heated living space and 2,213 total square feet, featuring 4 spacious bedrooms, 2 full bathrooms, and a 2 car garage. The open concept floor plan showcases wood look tile throughout the main living areas, a modern kitchen with sleek cabinetry, stainless steel appliances, and a large center island for entertaining. The primary suite offers generous space, dual sinks, and a walk in shower. Enjoy comfortable carpet in the bedrooms, stylish finishes throughout, and a covered lanai for relaxing outdoors. Situated on a 0.23 acre lot with no HOA, this home combines modern style with everyday functionality.

Key facts

• Large center island
• Covered lanai
• Modern kitchen

Tags

• NEW CONSTRUCTION HOME
• OPEN CONCEPT FLOOR PLAN
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• COVERED LANAI

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; Residential property; One story; Faces north; Completed/new construction
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction
• Exterior features: Exterior lighting; Sliding glass doors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floor plan; Kitchen-family room combo
• Laundry & utility: Laundry located inside

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 $-405 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (30.3% below list).
• Recommended offer: $202k (30.3% 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: schools C-, health & safety C-, 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.
• Market conditions: 1247 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 114 days — a 9% lower offer ($263k) 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 $20k; list at $289k implies a 1345% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,570 (30.3% 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. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 11.9

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: -26.6%
• Equity multiple: 0.10×
• Total profit: $-72,583
• Equity at exit: $43,091

10-year hold

• IRR: -23.9%
• Equity multiple: -0.19×
• Total profit: $-96,279
• Equity at exit: $24,987

Cash invested: $80,920 (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: 1247
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-405

Break-even live

Break-even rent $2,528

Max offer price $230,423

Occupancy floor —

Sensitivity live

Price	-10% $-205	-5% $-305	+0% $-405	+5% $-505	+10% $-605
Rent	-10% $-564	-5% $-484	+0% $-405	+5% $-325	+10% $-246
Rate	-1.0pp $-259	-0.5pp $-331	base $-405	+0.5pp $-480	+1.0pp $-556

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8450 N Travis Dr Citrus Springs, FL	4.0	2.0	1787	$1,900	$1.06	22d	1	0.50mi
8398 N Jay Dr Dunnellon, FL	3.0	2.0	1541	$1,700	$1.10	22d	1	0.53mi
696 W Hallam Dr Citrus Springs, FL	4.0	2.0	1797	$1,900	$1.06	22d	1	0.55mi
8190 N Wakefield Dr Dunnellon, FL	4.0	2.0	1772	$1,750	$0.99	22d	1	0.56mi
8180 N Wakefield Dr Dunnellon, FL	3.0	2.0	1502	$1,695	$1.13	22d	1	0.57mi
572 W Bluster Pl Dunnellon, FL	4.0	2.0	1630	$1,900	$1.17	22d	1	0.63mi
9066 N Akola Way Citrus Springs, FL	3.0	2.0	1833	$2,150	$1.17	22d	1	0.84mi
9065 N Akola Way Citrus Springs, FL	3.0	2.0	1511	$1,795	$1.19	22d	1	0.84mi
904 W Rum Pl Dunnellon, FL	3.0	2.0	1453	$1,699	$1.17	22d	1	0.84mi
754 W Deacon Pl Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	22d	1	0.99mi
8755 N Nobleton Way Dunnellon, FL	4.0	2.0	1449	$1,815	$1.25	22d	1	1.10mi
8030 N Galena Ave Citrus Springs, FL	4.0	2.0	1833	$2,150	$1.17	22d	1	1.18mi
7908 N Galena Ave Citrus Springs, FL	4.0	2.5	1551	$1,850	$1.19	22d	1	1.23mi
1301 N Galgano St Dunnellon, FL	4.0	3.0	2381	$2,800	$1.18	22d	1	1.34mi
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	22d	1	1.43mi
9298 N Mendoza Way Citrus Springs, FL	3.0	2.0	1350	$1,800	$1.33	22d	1	1.43mi
7708 N Paris Dr Dunnellon, FL	3.0	2.0	1415	$1,800	$1.27	22d	1	1.43mi
9779 N Langdon Rd Citrus Springs, FL	4.0	3.0	2274	$2,200	$0.97	22d	1	1.47mi

Listing history 21 events

1. 2026-06-21
   days on market $289,000 Active 114 DOM
2. 2026-06-19
   days on market $289,000 Active 112 DOM
3. 2026-06-18
   days on market $289,000 Active 111 DOM
4. 2026-06-17
   days on market $289,000 Active 110 DOM
5. 2026-06-16
   days on market $289,000 Active 109 DOM
6. 2026-06-15
   days on market $289,000 Active 108 DOM
7. 2026-06-14
   days on market $289,000 Active 106 DOM
8. 2026-06-13
   days on market $289,000 Active 105 DOM
9. 2026-06-09
   days on market $289,000 Active 102 DOM
10. 2026-06-08
    days on market $289,000 Active 101 DOM
11. 2026-06-03
    days on market $289,000 Active 96 DOM
12. 2026-06-02
    days on market $289,000 Active 95 DOM
13. 2026-06-01
    days on market $289,000 Active 94 DOM
14. 2026-05-31
    days on market $289,000 Active 93 DOM
15. 2026-05-30
    days on market $289,000 Active 92 DOM
16. 2026-05-05
    listed $289,000 Active 779-char remark

    Show marketing remark (779 chars)

    Welcome to this beautifully built new construction home located in the growing community of Citrus Springs. This thoughtfully designed residence offers 1,774 square feet of heated living space and 2,213 total square feet, featuring 4 spacious bedrooms, 2 full bathrooms, and a 2 car garage. The open concept floor plan showcases wood look tile throughout the main living areas, a modern kitchen with sleek cabinetry, stainless steel appliances, and a large center island for entertaining. The primary suite offers generous space, dual sinks, and a walk in shower. Enjoy comfortable carpet in the bedrooms, stylish finishes throughout, and a covered lanai for relaxing outdoors. Situated on a 0.23 acre lot with no HOA, this home combines modern style with everyday functionality.

17. 2026-02-27
    listed $289,000 Active
18. 2025-03-04
    soldstatus $20,000 Closed 880-char remark

    Show marketing remark (880 chars)

    Buildable lot in Citrus Springs offers a picturesque homesite in a developing area. Public water & power is readily available on the street. This deeded community is free of HOA fees, with well-kept & reasonably priced homes, making it an attractive place to reside. Only steps away from the renowned Withlacoochee State Trail, known for biking, hiking, & scenic walks. Amenities include a library, a community center for events, illuminated tennis courts, & children's park. The golf course features a restaurant, putting greens, & a driving range for leisurely activities. Conveniently situated, it's just minutes away from boating, fishing, diving, pristine freshwater springs, dining, shopping, healthcare facilities, supermarkets, & an outstanding school system. Citrus Springs is expanding, so seize the opportunity to build your future here.

19. 2025-03-04
    soldstatus $20,000

    Show marketing remark (880 chars)

    Buildable lot in Citrus Springs offers a picturesque homesite in a developing area. Public water & power is readily available on the street. This deeded community is free of HOA fees, with well-kept & reasonably priced homes, making it an attractive place to reside. Only steps away from the renowned Withlacoochee State Trail, known for biking, hiking, & scenic walks. Amenities include a library, a community center for events, illuminated tennis courts, & children's park. The golf course features a restaurant, putting greens, & a driving range for leisurely activities. Conveniently situated, it's just minutes away from boating, fishing, diving, pristine freshwater springs, dining, shopping, healthcare facilities, supermarkets, & an outstanding school system. Citrus Springs is expanding, so seize the opportunity to build your future here.

20. 2025-02-06
    status Pending 880-char remark

    Show marketing remark (880 chars)

    Buildable lot in Citrus Springs offers a picturesque homesite in a developing area. Public water & power is readily available on the street. This deeded community is free of HOA fees, with well-kept & reasonably priced homes, making it an attractive place to reside. Only steps away from the renowned Withlacoochee State Trail, known for biking, hiking, & scenic walks. Amenities include a library, a community center for events, illuminated tennis courts, & children's park. The golf course features a restaurant, putting greens, & a driving range for leisurely activities. Conveniently situated, it's just minutes away from boating, fishing, diving, pristine freshwater springs, dining, shopping, healthcare facilities, supermarkets, & an outstanding school system. Citrus Springs is expanding, so seize the opportunity to build your future here.

21. 2025-01-31
    listed $23,900 Active 880-char remark

    Show marketing remark (880 chars)

    Buildable lot in Citrus Springs offers a picturesque homesite in a developing area. Public water & power is readily available on the street. This deeded community is free of HOA fees, with well-kept & reasonably priced homes, making it an attractive place to reside. Only steps away from the renowned Withlacoochee State Trail, known for biking, hiking, & scenic walks. Amenities include a library, a community center for events, illuminated tennis courts, & children's park. The golf course features a restaurant, putting greens, & a driving range for leisurely activities. Conveniently situated, it's just minutes away from boating, fishing, diving, pristine freshwater springs, dining, shopping, healthcare facilities, supermarkets, & an outstanding school system. Citrus Springs is expanding, so seize the opportunity to build your future here.

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,188
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$8,407
• Taxable loss: −$10,058
• Est. tax savings @ 24.0%: +$2,414
• After-tax cash flow: $-2,444/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

+1109.2% since first listed

6 events — show timeline

• 2026-05-05 Listed $289,000 RACC
• 2026-02-27 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Sold (Public Records) $20,000 Public Records
• 2025-03-04 Sold (MLS) $20,000 RACC
• 2025-02-06 Pending — RACC
• 2025-01-31 Listed $23,900 RACC

Property tax history

+12.5%/yr

Latest (2025): $193 · +40.5% YoY. Source: county tax records.