150 S Rooks Ave · Inverness Highlands North, FL 34453

$159,500

3 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 62 Days on market

Built 1976 9,517 sqft lot Est $268k · 40% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.3/10.0
• 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

For Statistical Purposes Only. . * * BRAND NEW ROOF * * NEWLY RENOVATED 3BEDROOM 2 BATH HOME!! THIS HOME INCLUDES A FULL KITCHEN, LIVING ROOM, PRIVATE DINING ROOM ALONG WITH A SEPARATE LAUNDRY ROOM. BRAND NEW APPLIANCES IN THE KITCHEN. BEAUTIFUL FINISHES IN THE BATHROOM. NEW FLOORING THROUGHOUT. NEW INTERIOR/EXTERIOR COAT OF PAINT. THIS HOME ALSO SITS ON A LARGE LOT.

Key facts

• Full kitchen
• Private dining room
• Large lot

Tags

• LARGE LOT
• QUIET NEIGHBORHOOD
• ROOF REPLACED
• FULL KITCHEN
• PRIVATE DINING ROOM
• SEPARATE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.5% in Inverness Highlands North — 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 65/100 on livability (#643 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities 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.
• Market conditions: 421 active listings in the ZIP; 6 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 38% of the median local income ($58k/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 $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,930 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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: 1.13% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $267,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3671 E Ryan St	0.22mi	3/2.0	1,461 (-0%)	3mo	$299,900	$205	87
3480 E Theo Ln	0.15mi	3/2.0	1,296 (-12%)	0mo	$230,000	$177	74
3250 E Rogers St	0.49mi	3/2.0	1,485 (+1%)	2mo	$270,000	$182	73
3316 E Anderson St	0.57mi	3/2.0	1,459 (-0%)	0mo	$290,500	$199	73
3011 E Griffin St	0.59mi	3/2.0	1,450 (-1%)	2mo	$285,000	$197	70
3164 E Murray St	0.59mi	3/2.0	1,477 (+1%)	2mo	$259,990	$176	69
3764 E Sanders St	0.44mi	3/2.0	1,380 (-6%)	2mo	$229,582	$166	69
761 S Jeanne Ave	0.39mi	2/2.0 (-1)	1,558 (+6%)	1mo	$234,900	$151	65
3802 E Ryan St	0.30mi	3/2.0	1,276 (-13%)	2mo	$233,000	$183	63
125 N Independence Hwy	0.68mi	3/2.0	1,380 (-6%)	0mo	$255,000	$185	58
3022 E Rogers St	0.68mi	3/2.0	1,380 (-6%)	2mo	$309,000	$224	57
2803 Reagan St W	0.59mi	3/2.0	1,296 (-12%)	2mo	$235,000	$181	51

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $372
• Equity at exit: $23,782

10-year hold

• IRR: 9.9%
• Equity multiple: 1.76×
• Total profit: $34,009
• Equity at exit: $13,791

Cash invested: $44,660 (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: 421
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$836
• Tax from tax record: −$111 /mo · $1,330/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $412

Break-even live

Break-even rent $1,283

Max offer price $159,500

Occupancy floor 72%

Sensitivity live

Price	-10% $502	-5% $457	+0% $412	+5% $367	+10% $322
Rent	-10% $269	-5% $341	+0% $412	+5% $483	+10% $555
Rate	-1.0pp $492	-0.5pp $453	base $412	+0.5pp $371	+1.0pp $329

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3880 E Byrd St Inverness, FL	3.0	2.0	1380	$1,600	$1.16	21d	1	0.44mi
3070 E Odier St Inverness, FL	2.0	2.0	1052	$1,800	$1.71	21d	1	0.58mi
167 N Independence Hwy Inverness, FL	3.0	2.0	1535	$1,800	$1.17	21d	1	0.73mi
543 N Rooks Ave Inverness, FL	3.0	2.0	1296	$1,900	$1.47	21d	1	1.03mi
2400 Forest Dr Inverness, FL	2.0	2.0	1035	$1,425	$1.38	21d	2	1.18mi
815 E Rembrandt Way Unit 424 Inverness, FL	3.0	2.0	1262	$1,850	$1.47	21d	1	1.43mi

Listing history 27 events

1. 2026-04-06
   status Pending
2. 2026-04-02
   status Active
3. 2026-04-02
   price $159,500
4. 2026-01-25
   status Pending
5. 2026-01-14
   price $169,900
6. 2025-11-29
   listed $189,900 Active
7. 2022-07-20
   soldstatus $210,000 377-char remark

   Show marketing remark (373 chars)

   For Statistical Purposes Only. . * * BRAND NEW ROOF * * NEWLY RENOVATED 3BEDROOM 2 BATH HOME!! THIS HOME INCLUDES A FULL KITCHEN, LIVING ROOM, PRIVATE DINING ROOM ALONG WITH A SEPARATE LAUNDRY ROOM. BRAND NEW APPLIANCES IN THE KITCHEN. BEAUTIFUL FINISHES IN THE BATHROOM. NEW FLOORING THROUGHOUT. NEW INTERIOR/EXTERIOR COAT OF PAINT. THIS HOME ALSO SITS ON A LARGE LOT.

8. 2022-07-20
   soldstatus $210,000 373-char remark

   Show marketing remark (373 chars)

   For Statistical Purposes Only. . * * BRAND NEW ROOF * * NEWLY RENOVATED 3BEDROOM 2 BATH HOME!! THIS HOME INCLUDES A FULL KITCHEN, LIVING ROOM, PRIVATE DINING ROOM ALONG WITH A SEPARATE LAUNDRY ROOM. BRAND NEW APPLIANCES IN THE KITCHEN. BEAUTIFUL FINISHES IN THE BATHROOM. NEW FLOORING THROUGHOUT. NEW INTERIOR/EXTERIOR COAT OF PAINT. THIS HOME ALSO SITS ON A LARGE LOT.

9. 2022-07-20
   listed $199,900 377-char remark

   Show marketing remark (373 chars)

   For Statistical Purposes Only. . * * BRAND NEW ROOF * * NEWLY RENOVATED 3BEDROOM 2 BATH HOME!! THIS HOME INCLUDES A FULL KITCHEN, LIVING ROOM, PRIVATE DINING ROOM ALONG WITH A SEPARATE LAUNDRY ROOM. BRAND NEW APPLIANCES IN THE KITCHEN. BEAUTIFUL FINISHES IN THE BATHROOM. NEW FLOORING THROUGHOUT. NEW INTERIOR/EXTERIOR COAT OF PAINT. THIS HOME ALSO SITS ON A LARGE LOT.

10. 2022-07-20
    listed $199,900 373-char remark

    Show marketing remark (373 chars)

    For Statistical Purposes Only. . * * BRAND NEW ROOF * * NEWLY RENOVATED 3BEDROOM 2 BATH HOME!! THIS HOME INCLUDES A FULL KITCHEN, LIVING ROOM, PRIVATE DINING ROOM ALONG WITH A SEPARATE LAUNDRY ROOM. BRAND NEW APPLIANCES IN THE KITCHEN. BEAUTIFUL FINISHES IN THE BATHROOM. NEW FLOORING THROUGHOUT. NEW INTERIOR/EXTERIOR COAT OF PAINT. THIS HOME ALSO SITS ON A LARGE LOT.

11. 2022-07-18
    soldstatus $210,000 Closed
12. 2022-07-14
    soldstatus $210,000
13. 2022-06-10
    status Pending
14. 2022-05-31
    status Active
15. 2022-04-25
    price $199,900
16. 2022-04-22
    status Active
17. 2022-04-18
    status Pending
18. 2022-04-04
    status Active
19. 2022-04-01
    status Pending
20. 2022-03-22
    listed $179,900 Active
21. 2020-05-20
    historical
22. 2020-05-14
    listed $99,000
23. 2018-06-22
    soldstatus $74,000
24. 2017-06-19
    soldstatus $45,100
25. 2017-01-13
    listed $52,200
26. 2007-03-27
    soldstatus $108,000
27. 1993-01-01
    soldstatus $13,000

ⓘ 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: $1,330 · $111/mo
• Projected year-2 tax: $1,330 · $111/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $21,658
• − Mortgage interest: −$8,934
• − Property taxes: −$1,330
• − Insurance: −$798
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$4,640
• Taxable income: $2,491
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $4,347/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 Highlands North

• Score: 65/100
• State rank: #643
• US rank: #12713

Category grades

Amenities F Commute F Cost of living A+ 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: Inverness Highlands North, 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

+1126.9% since first listed

27 events — show timeline

• 2026-04-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $159,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-29 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2022-07-20 Listed $199,900 St. Augustine and St. Johns County Board of REALTORS®
• 2022-07-20 Listed $199,900 HCAR
• 2022-07-20 Sold (MLS) $210,000 St. Augustine and St. Johns County Board of REALTORS®
• 2022-07-20 Sold (MLS) $210,000 HCAR
• 2022-07-18 Sold (MLS) $210,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-14 Sold (Public Records) $210,000 Public Records
• 2022-06-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-04-25 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2022-04-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-04-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-22 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2020-05-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-05-14 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-22 Sold (Public Records) $74,000 Public Records
• 2017-06-19 Sold (MLS) $45,100 Stellar MLS as Distributed by MLS Grid
• 2017-01-13 Listed $52,200 Stellar MLS as Distributed by MLS Grid
• 2007-03-27 Sold (Public Records) $108,000 Public Records
• 1993-01-01 Sold (Public Records) $13,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,330 · -1.5% YoY. Source: county tax records.