204 S Davis St · Beverly Hills, FL 34465

$189,000

2 bd · 1.5 ba · 1,134 sqft · SingleFamily public records · 47 Days on market

Built 1983 9,606 sqft lot Est $156k · 21% over

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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).

• Cash flow +14.0/30.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Darling 2/1.5/1 home with a cottage feel and peaceful, private & beautiful back garden sure to attract birds & butterflies. Parquet floors thru-out with tile in kit & bath with its newer commode and vanity. 1/2 bath has shower & commode. Fam. room is cozy spot to curl up with a book, enjoy the garden view or catch a breeze in the lovely screened in porch. Fenced back yard, tangerine tree, & patio for your grill. Welcoming front porch to greet you, extra wide drive way w/ cement stamped design. Plantation shutters in fam. room & wooden shutters for privacy in living room & master. Home is so well maintained is move-in ready & will make any buyer happy.

Key facts

• Planting beds
• Florida room
• Unique backyard

Tags

• FLORIDA ROOM
• COVERED SCREENED LANAI
• SOLID-SURFACE FLOORING
• UNIQUE BACKYARD
• PLANTING BEDS
• SITTING AREAS

Property features AI

Exterior

• Parking: Attached garage with 1 garage space; Driveway; Concrete surfaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Stucco construction; Block foundation; Asphalt shingle roof; Built on one level
• Exterior features: Level lot; County road frontage; No pool

Interior

• Kitchen: Electric range and oven; Refrigerator; Dishwasher not listed
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Dryer, Washer, Electric Oven, Electric Range, Refrigerator; Tile, Vinyl, Wood flooring; 8 total rooms
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $26 ($310/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 $147k (22.3% below list).
• Recommended offer: $147k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#666 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Forest Ridge Elementary School (math 55% / reading 59%, grade C+, #781 of 2,144 statewide, top 38%, 708 students, 67% FRL); Lecanto Middle School (math 49% / reading 49%, grade C-, #265 of 571 statewide, top 48%, 809 students, 55% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 396 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% of the median local income ($55k/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 $6k 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 47 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $189k implies a 122% 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 $146,828 (22.3% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $156,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 S Davis St	0.00mi	2/1.5	1,134 (0%)	1mo	$189,000	$167	99
6 Oak Hollow Dr	0.26mi	2/2.0	1,169 (+3%)	2mo	$195,500	$167	79
95 S Fillmore St	0.21mi	2/1.0	1,040 (-8%)	4mo	$142,500	$137	72
49 S Osceola St	0.53mi	2/1.0	1,112 (-2%)	1mo	$153,600	$138	69
45 SJ Kellner Blvd	0.33mi	2/1.5	1,226 (+8%)	3mo	$115,000	$94	68
46 S Tyler St	0.57mi	2/1.0	1,112 (-2%)	2mo	$152,000	$137	66
514 S Jackson St	0.70mi	2/1.0	1,084 (-4%)	1mo	$120,000	$111	58
53 S Columbus St	0.49mi	3/2.0 (+1)	1,208 (+6%)	4mo	$230,000	$190	55
509 S Monroe St	0.70mi	2/2.0	1,233 (+9%)	1mo	$245,000	$199	50
36 S Harrison St	0.66mi	3/1.0 (+1)	1,208 (+6%)	2mo	$150,000	$124	50
11 Roosevelt Blvd	0.68mi	3/2.0 (+1)	1,016 (-10%)	0mo	$175,000	$172	44
76 S Jefferson St	0.53mi	3/1.0 (+1)	1,288 (+14%)	5mo	$145,000	$113	41

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-29,067
• Equity at exit: $28,181

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-23,535
• Equity at exit: $16,341

Cash invested: $52,920 (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 34465

• Home prices YoY: -33.1%
• Active inventory: 396
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$991
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $26

Break-even live

Break-even rent $1,436

Max offer price $189,000

Occupancy floor 93%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
95 S Desoto St Beverly Hills, FL	2.0	2.0	1152	$1,435	$1.25	21d	1	0.15mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	21d	1	0.22mi
3263 N Maidencane Dr Beverly Hills, FL	2.0	1.0	1380	$1,350	$0.98	21d	1	0.41mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	21d	1	0.61mi
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	21d	1	0.66mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	21d	1	0.67mi
703 W Sunbird Path Hernando, FL	2.0	2.0	1298	$1,700	$1.31	21d	1	0.81mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	21d	1	0.84mi
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	21d	1	0.95mi
12 Montana St Beverly Hills, FL	2.0	1.0	1088	$1,700	$1.56	21d	1	0.96mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	21d	1	0.99mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	21d	1	1.00mi
23 N Lee St Beverly Hills, FL	2.0	1.0	1416	$1,350	$0.95	21d	1	1.03mi
1610 W Spring Meadow Loop Lecanto, FL	2.0	2.5	1359	$2,700	$1.99	21d	1	1.08mi
1658 W Spring Meadow Loop Lecanto, FL	2.0	2.5	1359	$1,775	$1.31	21d	1	1.14mi
2131 N Pinecone Ave Lecanto, FL	2.0	2.0	1438	$2,000	$1.39	21d	1	1.45mi

Listing history 8 events

1. 2026-05-09
   status Pending
2. 2026-05-03
   price $189,000
3. 2026-03-23
   listed $199,000 Active
4. 2017-06-22
   soldstatus $85,000
5. 2017-06-15
   soldstatus $85,000 708-char remark

   Show marketing remark (708 chars)

   Darling 2/1.5/1 home with a cottage feel and peaceful, private & beautiful back garden sure to attract birds & butterflies. Parquet floors thru-out with tile in kit & bath with its newer commode and vanity. 1/2 bath has shower & commode. Fam. room is cozy spot to curl up with a book, enjoy the garden view or catch a breeze in the lovely screened in porch. Fenced back yard, tangerine tree, & patio for your grill. Welcoming front porch to greet you, extra wide drive way w/ cement stamped design. Plantation shutters in fam. room & wooden shutters for privacy in living room & master. Home is so well maintained is move-in ready & will make any buyer happy.

6. 2017-03-27
   listed $89,000 708-char remark

   Show marketing remark (708 chars)

   Darling 2/1.5/1 home with a cottage feel and peaceful, private & beautiful back garden sure to attract birds & butterflies. Parquet floors thru-out with tile in kit & bath with its newer commode and vanity. 1/2 bath has shower & commode. Fam. room is cozy spot to curl up with a book, enjoy the garden view or catch a breeze in the lovely screened in porch. Fenced back yard, tangerine tree, & patio for your grill. Welcoming front porch to greet you, extra wide drive way w/ cement stamped design. Plantation shutters in fam. room & wooden shutters for privacy in living room & master. Home is so well maintained is move-in ready & will make any buyer happy.

7. 1997-04-01
   soldstatus $47,000
8. 1983-07-01
   soldstatus $48,900

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $1,569 · $131/mo
• Expected delta: +$798/yr (+$66/mo · 103.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $17,619
• − Mortgage interest: −$10,587
• − Property taxes: −$771
• − Insurance: −$945
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$5,498
• Taxable loss: −$3,001
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $1,030/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 — Beverly Hills

• Score: 64/100
• State rank: #666
• US rank: #13671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beverly Hills, FL
• County: Citrus County · 111,314 people
• City population: 18,879
• Metro: Homosassa Springs, FL
• Population (ZIP): 18,879
• Household income: $54,869
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 334.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 4% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam, Dominican Republic
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -138.62%
• Current HPI: 279.7183
• 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

+286.5% since first listed

8 events — show timeline

• 2026-05-09 Pending — RACC
• 2026-05-03 Price Changed $189,000 RACC
• 2026-03-23 Listed $199,000 RACC
• 2017-06-22 Sold (Public Records) $85,000 Public Records
• 2017-06-15 Sold (MLS) $85,000 RACC
• 2017-03-27 Listed $89,000 RACC
• 1997-04-01 Sold (Public Records) $47,000 Public Records
• 1983-07-01 Sold (Public Records) $48,900 Public Records

Property tax history

-0.3%/yr

Latest (2025): $771 · +10.3% YoY. Source: county tax records.