685 Afterglow Cir · Crystal River, FL 34429

$259,900

2 bd · 2.0 ba · 1,514 sqft · SingleFamily public records · 553 Days on market

Built 1959 Est $263k · at est.

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +8.1/15.0
• 1% rule +6.5/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely 2 bedroom, 2 bath home has a large 2 car garage. It is across the street from Plantation Golf Course. Ride your golf cart! Roof is approx 7 yrs. old. Close to shopping, the Gulf, banking, and much more!

Key facts

• 2 garage spots
• Built 1959
• Listed 552 days

Property features AI

Exterior

• Parking: 2-car garage; Driveway with paver block
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Single-story; Faces north; Resale property
• Construction: Block construction; Shingle roof
• Exterior features: Deck; Open porch; Porch; Fruit trees; Less than quarter acre lot

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Icemaker; Refrigerator
• Bedrooms: Attic (additional room type); Family room; Florida room; Laundry / utility room
• Flooring: Terrazzo flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: First-floor entry; Bedroom on main level; Pantry; Attic
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.1% in Crystal River — 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 66/100 on livability (#603 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety C-, schools D+, 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: 325 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $8k 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 553 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $161k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $189k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 553 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.13%
• DSCR: 1.54
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $263,436
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Country Club Dr N	0.13mi	3/2.0 (+1)	1,492 (-2%)	6mo	$205,000	$137	81
595 N Afterglow Cir	0.09mi	2/2.0	1,526 (+1%)	18mo	$130,000	$85	79
660 N Afterglow Cir	0.05mi	3/2.0 (+1)	1,511 (-0%)	17mo	$225,000	$149	78
540 N Afterglow Cir	0.15mi	3/2.0 (+1)	1,466 (-3%)	10mo	$255,000	$174	75
914 N Country Club Dr	0.22mi	3/2.0 (+1)	1,728 (+14%)	2mo	$307,500	$178	60
9766 W Smokey Ln	0.67mi	3/2.0 (+1)	1,466 (-3%)	1mo	$306,000	$209	58
868 & 882 N Gardenview Ter	0.60mi	3/2.0 (+1)	1,564 (+3%)	10mo	$303,000	$194	53
950 N Gardenview Ter	0.63mi	3/2.0 (+1)	1,456 (-4%)	8mo	$333,200	$229	52
9679 W Pimpernel Ln	0.70mi	3/2.0 (+1)	1,468 (-3%)	7mo	$220,000	$150	51
49 S Poinsettia Ter	0.73mi	3/2.0 (+1)	1,376 (-9%)	22mo	$215,000	$156	27

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-22,238
• Equity at exit: $38,752

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $6,807
• Equity at exit: $22,471

Cash invested: $72,772 (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 34429

• Home prices YoY: -17.8%
• Active inventory: 325
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$163 /mo · $1,957/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $309

Break-even live

Break-even rent $2,609

Max offer price $259,900

Occupancy floor 85%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 N Afterglow Cir Crystal River, FL	3.0	2.0	1500	$2,950	$1.97	20d	1	0.15mi
1004 SE 5th Ave Crystal River, FL	3.0	2.5	2114	$3,500	$1.66	20d	1	1.06mi

Listing history 39 events

1. 2026-06-19
   days on market $259,900 Active 553 DOM
2. 2026-06-18
   days on market $259,900 Active 552 DOM
3. 2026-06-17
   days on market $259,900 Active 551 DOM
4. 2026-06-16
   days on market $259,900 Active 550 DOM
5. 2026-06-15
   days on market $259,900 Active 549 DOM
6. 2026-06-14
   days on market $259,900 Active 547 DOM
7. 2026-06-13
   days on market $259,900 Active 546 DOM
8. 2026-06-09
   days on market $259,900 Active 543 DOM
9. 2026-06-08
   days on market $259,900 Active 542 DOM
10. 2026-06-03
    days on market $259,900 Active 537 DOM
11. 2026-06-02
    days on market $259,900 Active 536 DOM
12. 2026-06-01
    days on market $259,900 Active 535 DOM
13. 2026-05-31
    days on market $259,900 Active 534 DOM
14. 2026-05-30
    days on market $259,900 Active 533 DOM
15. 2026-04-17
    price $259,900
16. 2026-03-27
    price $280,000
17. 2025-09-23
    price $285,000
18. 2025-07-31
    status Active
19. 2025-01-19
    price $240,000
20. 2024-11-11
    price $250,000
21. 2024-11-04
    price $230,000
22. 2024-11-04
    status Active
23. 2024-10-25
    historical
24. 2024-09-23
    price $399,900
25. 2024-09-11
    listed $420,990 Active
26. 2021-11-09
    soldstatus $189,000
27. 2021-02-11
    soldstatus $152,000
28. 2010-05-16
    soldstatus $88,000 215-char remark

    Show marketing remark (215 chars)

    This lovely 2 bedroom, 2 bath home has a large 2 car garage. It is across the street from Plantation Golf Course. Ride your golf cart! Roof is approx 7 yrs. old. Close to shopping, the Gulf, banking, and much more!

29. 2010-05-11
    soldstatus $88,000
30. 2009-10-19
    listed $107,900 215-char remark

    Show marketing remark (215 chars)

    This lovely 2 bedroom, 2 bath home has a large 2 car garage. It is across the street from Plantation Golf Course. Ride your golf cart! Roof is approx 7 yrs. old. Close to shopping, the Gulf, banking, and much more!

31. 2004-05-18
    soldstatus $87,500
32. 2004-05-04
    soldstatus $87,500 250-char remark

    Show marketing remark (250 chars)

    FABULOUS 2/2/2 PLANTATION GOLF COMMUNITY HOME WITH NEW ROOF ON AN OVERSIZED LOT. THIS HOME HAS A LARGE GREAT ROOM MANY ATTRACTIVE FEATURES IS LOCATED CLOSE TO AREA WATERWAYS OTHER AMENITIES. ENJOY FANTASTIC GOLF COURSE VIEWS FROM YOUR NEW HOME!

33. 2003-12-06
    listed $94,900 250-char remark

    Show marketing remark (250 chars)

    FABULOUS 2/2/2 PLANTATION GOLF COMMUNITY HOME WITH NEW ROOF ON AN OVERSIZED LOT. THIS HOME HAS A LARGE GREAT ROOM MANY ATTRACTIVE FEATURES IS LOCATED CLOSE TO AREA WATERWAYS OTHER AMENITIES. ENJOY FANTASTIC GOLF COURSE VIEWS FROM YOUR NEW HOME!

34. 2001-07-31
    soldstatus $65,000
35. 2001-06-19
    soldstatus $65,500
36. 2001-01-26
    listed $65,000
37. 2000-09-12
    soldstatus $49,500
38. 2000-09-12
    soldstatus $49,500
39. 2000-07-28
    listed $57,900

ⓘ 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: $1,957 · $163/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: +$200/yr (+$17/mo · 10.2%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $35,995
• − Mortgage interest: −$14,558
• − Property taxes: −$1,957
• − Insurance: −$6,418
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$7,561
• Taxable loss: −$258
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $3,768/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 — Crystal River

• Score: 66/100
• State rank: #603
• US rank: #11564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,163
• Population (ZIP): 9,494

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 (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 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: ▼ -58.92%
• Current HPI: 271.3171
• 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

+348.9% since first listed

25 events — show timeline

• 2026-04-17 Price Changed $259,900 MARMLS
• 2026-03-27 Price Changed $280,000 MARMLS
• 2025-09-23 Price Changed $285,000 MARMLS
• 2025-07-31 Relisted — MARMLS
• 2025-01-19 Price Changed $240,000 MARMLS
• 2024-11-11 Price Changed $250,000 MARMLS
• 2024-11-04 Price Changed $230,000 MARMLS
• 2024-11-04 Relisted — MARMLS
• 2024-10-25 Listing Removed — MARMLS
• 2024-09-23 Price Changed $399,900 MARMLS
• 2024-09-11 Listed $420,990 MARMLS
• 2021-11-09 Sold (Public Records) $189,000 Public Records
• 2021-02-11 Sold (Public Records) $152,000 Public Records
• 2010-05-16 Sold (MLS) $88,000 RACC
• 2010-05-11 Sold (Public Records) $88,000 Public Records
• 2009-10-19 Listed $107,900 RACC
• 2004-05-18 Sold (Public Records) $87,500 Public Records
• 2004-05-04 Sold (MLS) $87,500 RACC
• 2003-12-06 Listed $94,900 RACC
• 2001-07-31 Sold (MLS) $65,000 RACC
• 2001-06-19 Sold (Public Records) $65,500 Public Records
• 2001-01-26 Listed $65,000 RACC
• 2000-09-12 Sold (Public Records) $49,500 Public Records
• 2000-09-12 Sold (MLS) $49,500 RACC
• 2000-07-28 Listed $57,900 RACC

Property tax history

+4.7%/yr

Latest (2025): $1,957 · +5.7% YoY. Source: county tax records.