2810 W Van Buren St · Inverness, FL 34453

$94,900

2 bd · 2.0 ba · 990 sqft · SingleFamily public records · 182 Days on market

Built 1962 9,600 sqft lot Est $180k · 47% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +4.1/10.0
• 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

Under contract-accepting backup offers. Great investor opportunity! This 4 bed, 2 bath home. Great location, short distances to shopping, restaurants, the beautiful Spring feed Homosassa River, and The Homosassa Springs Wildlife Park.

Key facts

• 9,600 sq ft lot
• Built 1962
• Listed 182 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Market conditions: 421 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $10k (10%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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 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?
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: 1.47% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.59%
• DSCR: 1.74
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $180,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3005 Monroe St W	0.25mi	2/2.0	936 (-6%)	3mo	$190,000	$203	76
906 N Independence Hwy	0.18mi	2/2.0	1,040 (+5%)	9mo	$199,999	$192	76
2811 Monroe St W	0.19mi	2/1.0	973 (-2%)	13mo	$184,500	$190	74
915 N Independence Hwy	0.12mi	2/2.0	1,066 (+8%)	11mo	$155,000	$145	73
813 Constitution Blvd	0.27mi	3/1.0 (+1)	1,014 (+2%)	8mo	$180,000	$178	68
370 S Rooks Ave	0.38mi	3/2.0 (+1)	1,092 (+10%)	1mo	$200,000	$183	60
681 S Snapp Ave	0.34mi	2/1.0	1,077 (+9%)	10mo	$142,250	$132	57
4100 E Grant St	0.68mi	3/2.0 (+1)	1,040 (+5%)	7mo	$177,000	$170	49
93 S Rooks Ave	0.49mi	3/2.0 (+1)	1,066 (+8%)	14mo	$185,000	$174	48
618 Randolph Ave	0.46mi	3/1.5 (+1)	1,092 (+10%)	14mo	$199,000	$182	43
72 N Rooks Ave	0.73mi	3/2.0 (+1)	1,092 (+10%)	5mo	$199,999	$183	40
3516 E Suzie Ln	0.66mi	2/2.0	1,134 (+14%)	8mo	$174,900	$154	39

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: 7.8%
• Equity multiple: 1.30×
• Total profit: $8,085
• Equity at exit: $14,150

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $37,440
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$194 /mo · $2,326/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $367

Break-even live

Break-even rent $925

Max offer price $94,900

Occupancy floor 69%

Sensitivity live

Price	-10% $421	-5% $394	+0% $367	+5% $340	+10% $314
Rent	-10% $258	-5% $312	+0% $367	+5% $422	+10% $477
Rate	-1.0pp $415	-0.5pp $391	base $367	+0.5pp $343	+1.0pp $318

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Long Ave Unit B Inverness, FL	2.0	1.0	765	$1,170	$1.53	21d	1	0.63mi
1295 S Larkspur Ter Inverness, FL	1.0	1.0	672	$900	$1.34	21d	1	0.72mi
2400 Forest Dr Inverness, FL	2.0	2.0	1035	$1,425	$1.38	21d	2	0.77mi
3070 E Odier St Inverness, FL	2.0	2.0	1052	$1,800	$1.71	21d	1	1.05mi

Listing history 20 events

1. 2026-02-19
   status Pending
2. 2025-12-26
   price $94,900
3. 2025-11-19
   status Active
4. 2025-11-19
   price $97,900
5. 2025-11-03
   historical
6. 2025-09-19
   price $99,900
7. 2025-08-04
   listed $105,000 Active
8. 2024-09-17
   historical
9. 2024-07-08
   status Active
10. 2024-07-08
    price $159,900
11. 2024-05-24
    status Pending
12. 2024-05-24
    historical
13. 2024-05-02
    listed $144,900 Active
14. 2023-07-31
    soldstatus $110,000 Closed 234-char remark

    Show marketing remark (234 chars)

    Under contract-accepting backup offers. Great investor opportunity! This 4 bed, 2 bath home. Great location, short distances to shopping, restaurants, the beautiful Spring feed Homosassa River, and The Homosassa Springs Wildlife Park.

15. 2023-07-05
    status Pending 234-char remark

    Show marketing remark (234 chars)

    Under contract-accepting backup offers. Great investor opportunity! This 4 bed, 2 bath home. Great location, short distances to shopping, restaurants, the beautiful Spring feed Homosassa River, and The Homosassa Springs Wildlife Park.

16. 2023-06-23
    price $119,900 234-char remark

    Show marketing remark (234 chars)

    Under contract-accepting backup offers. Great investor opportunity! This 4 bed, 2 bath home. Great location, short distances to shopping, restaurants, the beautiful Spring feed Homosassa River, and The Homosassa Springs Wildlife Park.

17. 2023-06-09
    listed $129,900 Active 234-char remark

    Show marketing remark (234 chars)

    Under contract-accepting backup offers. Great investor opportunity! This 4 bed, 2 bath home. Great location, short distances to shopping, restaurants, the beautiful Spring feed Homosassa River, and The Homosassa Springs Wildlife Park.

18. 2023-05-01
    soldstatus $73,000
19. 2006-08-29
    soldstatus $97,000
20. 1992-06-01
    soldstatus $29,000

ⓘ 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: $2,326 · $194/mo
• Projected year-2 tax: $2,326 · $194/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 · 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: $16,685
• − Mortgage interest: −$5,316
• − Property taxes: −$2,326
• − Insurance: −$474
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$2,761
• Taxable income: $3,138
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $3,655/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

• Census place: Inverness, FL
• County: Citrus County · 111,314 people
• City population: 10,621
• 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

+227.2% since first listed

20 events — show timeline

• 2026-02-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-26 Price Changed $94,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $97,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-19 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-07-08 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-02 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-31 Sold (MLS) $110,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-23 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-09 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-01 Sold (Public Records) $73,000 Public Records
• 2006-08-29 Sold (Public Records) $97,000 Public Records
• 1992-06-01 Sold (Public Records) $29,000 Public Records

Property tax history

+27.8%/yr

Latest (2025): $2,326 · -3.9% YoY. Source: county tax records.