5131 S Hummingbird Ave · Inverness Highlands South, FL 34452

$219,000

3 bd · 2.0 ba · 1,541 sqft · SingleFamily public records · 62 Days on market

Built 1994 10,532 sqft lot Est $265k · 17% under

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Why this score? — see what drove the C- 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great 3 bedroom 2 bath split plan home with large 2 car garage. Home has living room, family room, formal dining, plus a glassed-in Florida room with heat and air. New roof installed in 2009. Home features new carpet, paint, walk in master closet with sitting counter, central vac, and a private back yard.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1994

Property features AI

Exterior

• Parking: Attached garage; Concrete driveway; 2 garage spaces (total 2 parking spaces)
• Utilities: Private well water; Septic tank sewer
• Home design: Single family residence; Residential property
• Construction: Stucco exterior; Block foundation; Asphalt shingle roof; Built as single-family residence
• Exterior features: Rectangular, wooded lot; County road frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $71 ($850/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 $179k (18.5% below list).
• Recommended offer: $179k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.0% in Inverness Highlands South — 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 68/100 on livability (#508 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, health & safety C-, 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.
• Zoned schools: Pleasant Grove Elementary School (math 61% / reading 58%, grade B-, #690 of 2,144 statewide, top 34%, 621 students, 67% FRL); Inverness Middle School (math 52% / reading 48%, grade C, #254 of 571 statewide, top 45%, 1,017 students, 60% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 262 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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 62 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $21k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $106k; list at $219k implies a 107% 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,508 (18.5% 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 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.82% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $265,052
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6845 E Seneca St	0.20mi	3/2.0	1,475 (-4%)	8mo	$245,000	$166	77
4911 S Skyblue Dr	0.23mi	3/2.0	1,617 (+5%)	8mo	$300,000	$186	74
4925 S Skyblue Dr	0.21mi	3/2.0	1,617 (+5%)	12mo	$327,990	$203	72
6506 E Mockingbird Ln	0.53mi	2/2.0 (-1)	1,509 (-2%)	3mo	$269,900	$179	64
6476 E Willow St	0.43mi	3/2.0	1,443 (-6%)	7mo	$241,500	$167	63
6355 E Anna Jo Dr	0.59mi	3/2.0	1,612 (+5%)	11mo	$350,000	$217	55
6333 E Rush St	0.67mi	2/2.0 (-1)	1,506 (-2%)	11mo	$200,000	$133	51
6219 E Tremont St	0.69mi	4/2.0 (+1)	1,565 (+2%)	12mo	$259,000	$165	50
6760 E Tenison St	0.69mi	2/2.0 (-1)	1,571 (+2%)	12mo	$345,000	$220	49
6344 E Rush St	0.65mi	2/2.0 (-1)	1,434 (-7%)	11mo	$219,000	$153	44
5414 S Utopia Ter	0.72mi	3/2.0	1,683 (+9%)	11mo	$289,500	$172	42
6272 E Wingate St	0.64mi	3/2.0	1,322 (-14%)	10mo	$211,900	$160	38

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-31,058
• Equity at exit: $32,654

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-21,564
• Equity at exit: $18,935

Cash invested: $61,320 (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 34452

• Home prices YoY: -25.2%
• Active inventory: 262
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $71

Break-even live

Break-even rent $1,695

Max offer price $219,000

Occupancy floor 91%

Sensitivity live

Price	-10% $195	-5% $133	+0% $71	+5% $9	+10% $-53
Rent	-10% $-70	-5% $0	+0% $71	+5% $141	+10% $212
Rate	-1.0pp $181	-0.5pp $126	base $71	+0.5pp $14	+1.0pp $-44

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $219,000 Active 62 DOM
2. 2026-06-19
   days on market $219,000 Active 60 DOM
3. 2026-06-18
   days on market $219,000 Active 59 DOM
4. 2026-06-17
   days on market $219,000 Active 58 DOM
5. 2026-06-16
   days on market $219,000 Active 57 DOM
6. 2026-06-15
   days on market $219,000 Active 56 DOM
7. 2026-06-14
   days on market $219,000 Active 54 DOM
8. 2026-06-13
   pricestatus $219,000 Active 53 DOM
9. 2026-04-27
   price $229,000
10. 2026-04-27
    status Active
11. 2026-04-27
    status Pending
12. 2026-04-02
    listed $239,900 Active
13. 2026-02-26
    price $249,900
14. 2016-06-06
    soldstatus $106,000 317-char remark

    Show marketing remark (317 chars)

    This is a great 3 bedroom 2 bath split plan home with large 2 car garage. Home has living room, family room, formal dining, plus a glassed-in Florida room with heat and air. New roof installed in 2009. Home features new carpet, paint, walk in master closet with sitting counter, central vac, and a private back yard.

15. 2015-12-03
    listed $106,500 317-char remark

    Show marketing remark (317 chars)

    This is a great 3 bedroom 2 bath split plan home with large 2 car garage. Home has living room, family room, formal dining, plus a glassed-in Florida room with heat and air. New roof installed in 2009. Home features new carpet, paint, walk in master closet with sitting counter, central vac, and a private back yard.

16. 2010-04-21
    soldstatus $113,000
17. 2010-04-16
    soldstatus $113,000
18. 2010-02-18
    listed $119,900
19. 2009-09-16
    soldstatus $90,000
20. 2009-08-27
    soldstatus $90,000
21. 2009-04-12
    listed $139,900
22. 1987-06-01
    soldstatus $7,000
23. 1985-05-01
    soldstatus $31,000

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,818 · $151/mo
• Expected delta: +$621/yr (+$52/mo · 51.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $21,421
• − Mortgage interest: −$12,267
• − Property taxes: −$1,196
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$6,371
• Taxable loss: −$2,936
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $1,554/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 South

• Score: 68/100
• State rank: #508
• US rank: #9372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,729

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica, Dominican Republic
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -105.43%
• Current HPI: 312.8871
• 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

+638.7% since first listed

15 events — show timeline

• 2026-04-27 Price Changed $229,000 RACC
• 2026-04-27 Relisted — RACC
• 2026-04-27 Pending — RACC
• 2026-04-02 Listed $239,900 RACC
• 2026-02-26 Price Changed $249,900 RACC
• 2016-06-06 Sold (MLS) $106,000 RACC
• 2015-12-03 Listed $106,500 RACC
• 2010-04-21 Sold (Public Records) $113,000 Public Records
• 2010-04-16 Sold (MLS) $113,000 RACC
• 2010-02-18 Listed $119,900 RACC
• 2009-09-16 Sold (Public Records) $90,000 Public Records
• 2009-08-27 Sold (MLS) $90,000 RACC
• 2009-04-12 Listed $139,900 RACC
• 1987-06-01 Sold (Public Records) $7,000 Public Records
• 1985-05-01 Sold (Public Records) $31,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,196 · +7.8% YoY. Source: county tax records.