12575 W Foss Groves Path · Inglis, FL 34449

$350,000

2 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 173 Days on market

Built 2002 0.83 ac lot

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BOAT DOCK & DIRECT GULF ACCESS! You’ve found it—an exceptional riverfront retreat on the Withlacoochee River. This beautifully maintained 2-bedroom, 2-bath home with a versatile flex room offers 1,554 sq. ft. of living space on . 83 acres, featuring an inviting open floor plan ideal for both everyday living and entertaining. The home features a spacious, well-appointed kitchen with ample cabinetry, generous counter space, bar area and a functional layout that flows effortlessly into the main living room, perfect for hosting family and friends. New AC just installed inside and out 3/2026. The spacious primary suite includes an en-suite bath and a large walk-in closet. The flex room provides endless possibilities as a home office, workspace, hobby room, or additional sleeping area. Step outside and enjoy your own private oasis overlooking the river. Follow the path to your private boat dock, offering direct Gulf access—ideal for boating, fishing, or kayaking. Additional highlights include a durable metal roof and paid-in-full solar panels for energy efficiency and peace of mind. Two large sheds add incredible functionality: one equipped with power and A/C, perfect for a home office or climate controled storage. A second shed perfect for storing tools, equipment, or recreational toys. Enjoy unmatched privacy with the river bordering one side of the property and state forest on the other. A rare opportunity to own a peaceful waterfront property with space, privacy, and access to Florida’s best outdoor lifestyle. Schedule your showing today! This High and Dry home has never had water inside.

Key facts

• Durable metal roof
• Direct gulf access
• Boat dock

Tags

• BOAT DOCK
• DIRECT GULF ACCESS
• RIVERFRONT RETREAT
• FLEX ROOM
• PRIVATE OASIS
• DURABLE METAL ROOF

Property features AI

Finance

• Other: Homestead exempt (yes); Zoned CLR; Property includes approximately 0.83 acres (lot dimensions ~113 x 354); Vegetation includes fruit trees
• HOA & community: No HOA association indicated

Exterior

• Parking: Driveway access (directions provided)
• Utilities: Well water; Septic tank; Electricity connected; One well and one septic system
• Home design: Single-family residence; One story; Faces west; On waterfront with river views and river access
• Construction: Vinyl and wood siding; Other construction materials; Metal roof; Slab foundation; Built on a cleared, private corner lot
• Exterior features: Exterior lighting; Private mailbox; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Reverse osmosis drinking water system; Water filtration system
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Solar-powered heating contribution
• Interior features: Open living/dining combo; Solid surface counters; Programmable thermostat; Walk-in closet(s); Window blinds
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#796 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, 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: Crystal River Primary School (math 45% / reading 55%, grade D+, #1,070 of 2,144 statewide, top 51%, 654 students, 70% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 81 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $14k appreciation (4.0% local appreciation)).
• Citrus County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $50k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $350k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.26% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.91%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $203,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Hudson St	0.26mi	2/2.5	1,160 (-12%)	4mo	$180,000	$155	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.20×
• Total profit: $117,384
• Equity at exit: $178,064

10-year hold

• IRR: 20.4%
• Equity multiple: 4.24×
• Total profit: $317,273
• Equity at exit: $291,725

Cash invested: $98,000 (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 34449

• Home prices YoY: 1.3%
• Active inventory: 81
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $4,400 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$195 /mo · $2,344/yr
• Insurance: −$146
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $873

Break-even live

Break-even rent $3,295

Max offer price $350,000

Occupancy floor 75%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 River Trail Dr Inglis, FL	3.0	2.5	1540	$4,400	$2.86	21d	1	1.28mi

Listing history 25 events

1. 2026-06-19
   days on market $350,000 Active 173 DOM
2. 2026-06-18
   days on market $350,000 Active 172 DOM
3. 2026-06-17
   days on market $350,000 Active 171 DOM
4. 2026-06-16
   days on market $350,000 Active 170 DOM
5. 2026-06-15
   days on market $350,000 Active 169 DOM
6. 2026-06-14
   days on market $350,000 Active 167 DOM
7. 2026-06-13
   pricedays on market $350,000 Active 166 DOM
8. 2026-06-09
   days on market $365,000 Active 163 DOM
9. 2026-06-08
   days on market $365,000 Active 162 DOM
10. 2026-06-03
    days on market $365,000 Active 157 DOM
11. 2026-06-02
    days on market $365,000 Active 156 DOM
12. 2026-06-01
    days on market $365,000 Active 155 DOM
13. 2026-05-31
    days on market $365,000 Active 154 DOM
14. 2026-05-30
    days on market $365,000 Active 153 DOM
15. 2026-05-12
    price $365,000 1647-char remark

    Show marketing remark (1647 chars)

    BOAT DOCK & DIRECT GULF ACCESS! You’ve found it—an exceptional riverfront retreat on the Withlacoochee River. This beautifully maintained 2-bedroom, 2-bath home with a versatile flex room offers 1,554 sq. ft. of living space on . 83 acres, featuring an inviting open floor plan ideal for both everyday living and entertaining. The home features a spacious, well-appointed kitchen with ample cabinetry, generous counter space, bar area and a functional layout that flows effortlessly into the main living room, perfect for hosting family and friends. New AC just installed inside and out 3/2026. The spacious primary suite includes an en-suite bath and a large walk-in closet. The flex room provides endless possibilities as a home office, workspace, hobby room, or additional sleeping area. Step outside and enjoy your own private oasis overlooking the river. Follow the path to your private boat dock, offering direct Gulf access—ideal for boating, fishing, or kayaking. Additional highlights include a durable metal roof and paid-in-full solar panels for energy efficiency and peace of mind. Two large sheds add incredible functionality: one equipped with power and A/C, perfect for a home office or climate controled storage. A second shed perfect for storing tools, equipment, or recreational toys. Enjoy unmatched privacy with the river bordering one side of the property and state forest on the other. A rare opportunity to own a peaceful waterfront property with space, privacy, and access to Florida’s best outdoor lifestyle. Schedule your showing today! This High and Dry home has never had water inside.

16. 2026-05-12
    price $365,000

    Show marketing remark (1647 chars)

    BOAT DOCK & DIRECT GULF ACCESS! You’ve found it—an exceptional riverfront retreat on the Withlacoochee River. This beautifully maintained 2-bedroom, 2-bath home with a versatile flex room offers 1,554 sq. ft. of living space on . 83 acres, featuring an inviting open floor plan ideal for both everyday living and entertaining. The home features a spacious, well-appointed kitchen with ample cabinetry, generous counter space, bar area and a functional layout that flows effortlessly into the main living room, perfect for hosting family and friends. New AC just installed inside and out 3/2026. The spacious primary suite includes an en-suite bath and a large walk-in closet. The flex room provides endless possibilities as a home office, workspace, hobby room, or additional sleeping area. Step outside and enjoy your own private oasis overlooking the river. Follow the path to your private boat dock, offering direct Gulf access—ideal for boating, fishing, or kayaking. Additional highlights include a durable metal roof and paid-in-full solar panels for energy efficiency and peace of mind. Two large sheds add incredible functionality: one equipped with power and A/C, perfect for a home office or climate controled storage. A second shed perfect for storing tools, equipment, or recreational toys. Enjoy unmatched privacy with the river bordering one side of the property and state forest on the other. A rare opportunity to own a peaceful waterfront property with space, privacy, and access to Florida’s best outdoor lifestyle. Schedule your showing today! This High and Dry home has never had water inside.

17. 2026-03-04
    price $375,000

    Show marketing remark (1647 chars)

    BOAT DOCK & DIRECT GULF ACCESS! You’ve found it—an exceptional riverfront retreat on the Withlacoochee River. This beautifully maintained 2-bedroom, 2-bath home with a versatile flex room offers 1,554 sq. ft. of living space on . 83 acres, featuring an inviting open floor plan ideal for both everyday living and entertaining. The home features a spacious, well-appointed kitchen with ample cabinetry, generous counter space, bar area and a functional layout that flows effortlessly into the main living room, perfect for hosting family and friends. New AC just installed inside and out 3/2026. The spacious primary suite includes an en-suite bath and a large walk-in closet. The flex room provides endless possibilities as a home office, workspace, hobby room, or additional sleeping area. Step outside and enjoy your own private oasis overlooking the river. Follow the path to your private boat dock, offering direct Gulf access—ideal for boating, fishing, or kayaking. Additional highlights include a durable metal roof and paid-in-full solar panels for energy efficiency and peace of mind. Two large sheds add incredible functionality: one equipped with power and A/C, perfect for a home office or climate controled storage. A second shed perfect for storing tools, equipment, or recreational toys. Enjoy unmatched privacy with the river bordering one side of the property and state forest on the other. A rare opportunity to own a peaceful waterfront property with space, privacy, and access to Florida’s best outdoor lifestyle. Schedule your showing today! This High and Dry home has never had water inside.

18. 2026-03-04
    price $375,000 1647-char remark

    Show marketing remark (1647 chars)

    BOAT DOCK & DIRECT GULF ACCESS! You’ve found it—an exceptional riverfront retreat on the Withlacoochee River. This beautifully maintained 2-bedroom, 2-bath home with a versatile flex room offers 1,554 sq. ft. of living space on . 83 acres, featuring an inviting open floor plan ideal for both everyday living and entertaining. The home features a spacious, well-appointed kitchen with ample cabinetry, generous counter space, bar area and a functional layout that flows effortlessly into the main living room, perfect for hosting family and friends. New AC just installed inside and out 3/2026. The spacious primary suite includes an en-suite bath and a large walk-in closet. The flex room provides endless possibilities as a home office, workspace, hobby room, or additional sleeping area. Step outside and enjoy your own private oasis overlooking the river. Follow the path to your private boat dock, offering direct Gulf access—ideal for boating, fishing, or kayaking. Additional highlights include a durable metal roof and paid-in-full solar panels for energy efficiency and peace of mind. Two large sheds add incredible functionality: one equipped with power and A/C, perfect for a home office or climate controled storage. A second shed perfect for storing tools, equipment, or recreational toys. Enjoy unmatched privacy with the river bordering one side of the property and state forest on the other. A rare opportunity to own a peaceful waterfront property with space, privacy, and access to Florida’s best outdoor lifestyle. Schedule your showing today! This High and Dry home has never had water inside.

19. 2025-12-28
    listed $400,000 Active
20. 2025-12-18
    listed $400,000 Active 1647-char remark

    Show marketing remark (1647 chars)

    BOAT DOCK & DIRECT GULF ACCESS! You’ve found it—an exceptional riverfront retreat on the Withlacoochee River. This beautifully maintained 2-bedroom, 2-bath home with a versatile flex room offers 1,554 sq. ft. of living space on . 83 acres, featuring an inviting open floor plan ideal for both everyday living and entertaining. The home features a spacious, well-appointed kitchen with ample cabinetry, generous counter space, bar area and a functional layout that flows effortlessly into the main living room, perfect for hosting family and friends. New AC just installed inside and out 3/2026. The spacious primary suite includes an en-suite bath and a large walk-in closet. The flex room provides endless possibilities as a home office, workspace, hobby room, or additional sleeping area. Step outside and enjoy your own private oasis overlooking the river. Follow the path to your private boat dock, offering direct Gulf access—ideal for boating, fishing, or kayaking. Additional highlights include a durable metal roof and paid-in-full solar panels for energy efficiency and peace of mind. Two large sheds add incredible functionality: one equipped with power and A/C, perfect for a home office or climate controled storage. A second shed perfect for storing tools, equipment, or recreational toys. Enjoy unmatched privacy with the river bordering one side of the property and state forest on the other. A rare opportunity to own a peaceful waterfront property with space, privacy, and access to Florida’s best outdoor lifestyle. Schedule your showing today! This High and Dry home has never had water inside.

21. 2017-06-30
    soldstatus $175,000
22. 2017-06-26
    soldstatus $175,000 620-char remark

    Show marketing remark (620 chars)

    Just reduced!!!One of a kind riverfront home. Gulf access. Totally fenced, great cabanas at the home and the dock with cooking facilities right on the river. Solar panels provide power, so you not only get free power you get paid from the power co. Home has open floor plan. Lighting galore and upgraded windows. Front porch, carport. This is just a little bit of "Paradise Found" See the manatees, dolphin and lots of redfish and snook. Possible owner financing with 50% down. Owner will also consider a trade for vacant land as well. OWNER IS ANXIOUS TO SELL THIS HOME AND ENCOURAGES ALL REASONABLE OFFERS!!

23. 2016-04-11
    listed $199,450 620-char remark

    Show marketing remark (620 chars)

    Just reduced!!!One of a kind riverfront home. Gulf access. Totally fenced, great cabanas at the home and the dock with cooking facilities right on the river. Solar panels provide power, so you not only get free power you get paid from the power co. Home has open floor plan. Lighting galore and upgraded windows. Front porch, carport. This is just a little bit of "Paradise Found" See the manatees, dolphin and lots of redfish and snook. Possible owner financing with 50% down. Owner will also consider a trade for vacant land as well. OWNER IS ANXIOUS TO SELL THIS HOME AND ENCOURAGES ALL REASONABLE OFFERS!!

24. 2001-07-16
    soldstatus $50,000
25. 1994-08-01
    soldstatus $33,000

ⓘ 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: $2,344 · $195/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$561/yr (+$47/mo · 24.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,800
• − Mortgage interest: −$19,605
• − Property taxes: −$2,344
• − Insurance: −$6,868
• − Repairs & maintenance: −$4,224
• − Management: −$4,224
• − Depreciation: −$10,182
• Taxable income: $5,353
• Est. tax owed @ 24.0%: −$1,285
• After-tax cash flow: $9,190/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 — Inglis

• Score: 61/100
• State rank: #796
• US rank: #18314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,508

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 4.03%
• Current HPI: 319.0929
• 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

+1006.1% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $365,000 RACC
• 2026-05-12 Price Changed $365,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $375,000 RACC
• 2025-12-28 Listed $400,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Listed $400,000 RACC
• 2017-06-30 Sold (Public Records) $175,000 Public Records
• 2017-06-26 Sold (MLS) $175,000 RACC
• 2016-04-11 Listed $199,450 RACC
• 2001-07-16 Sold (Public Records) $50,000 Public Records
• 1994-08-01 Sold (Public Records) $33,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $2,344 · +5.2% YoY. Source: county tax records.