8402 N Bolder Dr · Citrus Springs, FL 34434

$289,900

4 bd · 2.0 ba · 1,895 sqft · Land · 8 Days on market

Built 2026 0.32 ac lot

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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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

NEW CONSTRUCTION. MOVE-IN READY! Welcome to the All New Captiva Model in Citrus Springs, a beautiful 4-bedroom, 2-bathroom home with 1,895 square feet on a large 1/3 acre corner lot. This home features strong concrete block construction, a 30-year architectural shingle roof, energy-efficient double-pane windows, and a 10-year structural warranty for lasting peace of mind. The spacious great room offers a tray ceiling with crown molding, while luxury vinyl plank flooring enhances the main living areas and bedrooms, and marble-look tile adds style to the bathrooms. The kitchen includes stainless steel appliances, custom white Shaker cabinets with soft-close drawers, granite countertops, an oversized island with large cabinets beneath, a built-in pantry, wraparound refrigerator cabinetry, and a subway tile backsplash. Both bathrooms feature double vanities with granite countertops, and the primary bathroom includes a large shower with dual showerheads. The master suite offers two walk-in closets, and the home also includes a large laundry room with custom laundry cabinets and granite countertops with folding space, washer and dryer hookups, and a flexible mud room or office space. Enjoy upgraded finishes throughout, a covered patio, an attached 2-car garage with an opener and remotes, ownership freedom with no HOA fees, and a high-and-dry flood zone X location with no flood insurance required.

Key facts

• Spacious great room
• Tray ceiling
• New construction

Tags

• NEW CONSTRUCTION
• 10 YEAR STRUCTURAL WARRANTY
• SPACIOUS GREAT ROOM
• TRAY CEILING
• CROWN MOLDING
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: PDR; Lot size approximately 0.32 acre (88 x 140); Living area reported by builder: 1,895 sq ft; total building area: 2,567 sq ft; Permit number: BLD2510-0970; Builder license: CRC1329957
• Financial info: No lease restrictions indicated
• HOA & community: No HOA association listed; Deed restrictions

Exterior

• Parking: Attached 2-car garage (20 x 20) with garage door opener; Driveway
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Electricity connected; Broadband/High-Speed internet available; Phone available; Underground utilities; Water connected
• Home design: Single family residence; One story; Residential, completed construction; Faces southeast
• Construction: Block and stucco construction; Shingle roof; Built as new construction; Slab foundation; Builder: CHRIS UNDERWOOD CONSTRUCTION (Captiva model)
• Exterior features: Covered front and rear porches; Patio; Sliding doors; Cleared, oversized corner lot; Paved public road access; Deed-restricted community

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Living room / dining room combo; Open floorplan; Split bedroom layout; Stone counters; Thermostat; Tray ceilings; Walk-in closets; Double pane windows; Sliding doors
• Laundry & utility: Inside laundry room with washer and electric dryer hookups; Electric water heater; Inside utility

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (30.1% below list).
• Recommended offer: $203k (30.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#521 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety C-, employment D+.
• 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: 1247 active listings in the ZIP; 21 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).
• This rent runs 35% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $9k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $22k; list at $290k implies a 1194% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,603 (30.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.70% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.96%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -26.5%
• Equity multiple: 0.11×
• Total profit: $-72,605
• Equity at exit: $43,225

10-year hold

• IRR: -23.7%
• Equity multiple: -0.18×
• Total profit: $-96,139
• Equity at exit: $25,065

Cash invested: $81,172 (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 34434

• Home prices YoY: -2.9%
• Active inventory: 1247
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-403

Break-even live

Break-even rent $2,536

Max offer price $231,604

Occupancy floor —

Sensitivity live

Price	-10% $-203	-5% $-303	+0% $-403	+5% $-503	+10% $-603
Rent	-10% $-563	-5% $-483	+0% $-403	+5% $-323	+10% $-243
Rate	-1.0pp $-257	-0.5pp $-329	base $-403	+0.5pp $-478	+1.0pp $-554

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	22d	1	0.36mi
8030 N Galena Ave Citrus Springs, FL	4.0	2.0	1833	$2,150	$1.17	22d	1	0.39mi
7908 N Galena Ave Citrus Springs, FL	4.0	2.5	1551	$1,850	$1.19	22d	1	0.51mi
904 W Rum Pl Dunnellon, FL	3.0	2.0	1453	$1,699	$1.17	22d	1	0.52mi
696 W Hallam Dr Citrus Springs, FL	4.0	2.0	1797	$1,900	$1.06	22d	1	0.55mi
8398 N Jay Dr Dunnellon, FL	3.0	2.0	1541	$1,700	$1.10	22d	1	0.57mi
8180 N Wakefield Dr Dunnellon, FL	3.0	2.0	1502	$1,695	$1.13	22d	1	0.57mi
8190 N Wakefield Dr Dunnellon, FL	4.0	2.0	1772	$1,750	$0.99	22d	1	0.58mi
8450 N Travis Dr Citrus Springs, FL	4.0	2.0	1787	$1,900	$1.06	22d	1	0.61mi
7708 N Paris Dr Dunnellon, FL	3.0	2.0	1415	$1,800	$1.27	22d	1	0.73mi
1301 N Galgano St Dunnellon, FL	4.0	3.0	2381	$2,800	$1.18	22d	1	0.79mi
572 W Bluster Pl Dunnellon, FL	4.0	2.0	1630	$1,900	$1.17	22d	1	0.82mi
9298 N Mendoza Way Citrus Springs, FL	3.0	2.0	1350	$1,800	$1.33	22d	1	0.89mi
754 W Deacon Pl Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	22d	1	0.90mi
9066 N Akola Way Citrus Springs, FL	3.0	2.0	1833	$2,150	$1.17	22d	1	0.95mi
1912 W Quaker Ln Citrus Springs, FL	4.0	2.0	1636	$1,895	$1.16	22d	1	0.97mi
9065 N Akola Way Citrus Springs, FL	3.0	2.0	1511	$1,795	$1.19	22d	1	0.98mi
9475 N Camel Dr Dunnellon, FL	3.0	2.0	1670	$1,800	$1.08	22d	1	1.06mi
9676 N Jourden Dr Citrus Springs, FL	3.0	2.0	1353	$1,750	$1.29	22d	1	1.29mi
9995 N Sandree Dr Citrus Springs, FL	3.0	2.0	1453	$1,895	$1.30	22d	1	1.36mi
7175 N Varsity Ave Citrus Springs, FL	3.0	2.0	1428	$1,795	$1.26	22d	1	1.44mi

Listing history 8 events

1. 2026-05-20
   listed $289,900 Active 1413-char remark

   Show marketing remark (1413 chars)

   NEW CONSTRUCTION. MOVE-IN READY! Welcome to the All New Captiva Model in Citrus Springs, a beautiful 4-bedroom, 2-bathroom home with 1,895 square feet on a large 1/3 acre corner lot. This home features strong concrete block construction, a 30-year architectural shingle roof, energy-efficient double-pane windows, and a 10-year structural warranty for lasting peace of mind. The spacious great room offers a tray ceiling with crown molding, while luxury vinyl plank flooring enhances the main living areas and bedrooms, and marble-look tile adds style to the bathrooms. The kitchen includes stainless steel appliances, custom white Shaker cabinets with soft-close drawers, granite countertops, an oversized island with large cabinets beneath, a built-in pantry, wraparound refrigerator cabinetry, and a subway tile backsplash. Both bathrooms feature double vanities with granite countertops, and the primary bathroom includes a large shower with dual showerheads. The master suite offers two walk-in closets, and the home also includes a large laundry room with custom laundry cabinets and granite countertops with folding space, washer and dryer hookups, and a flexible mud room or office space. Enjoy upgraded finishes throughout, a covered patio, an attached 2-car garage with an opener and remotes, ownership freedom with no HOA fees, and a high-and-dry flood zone X location with no flood insurance required.

2. 2026-05-20
   listed $289,900 Active

   Show marketing remark (1413 chars)

   NEW CONSTRUCTION. MOVE-IN READY! Welcome to the All New Captiva Model in Citrus Springs, a beautiful 4-bedroom, 2-bathroom home with 1,895 square feet on a large 1/3 acre corner lot. This home features strong concrete block construction, a 30-year architectural shingle roof, energy-efficient double-pane windows, and a 10-year structural warranty for lasting peace of mind. The spacious great room offers a tray ceiling with crown molding, while luxury vinyl plank flooring enhances the main living areas and bedrooms, and marble-look tile adds style to the bathrooms. The kitchen includes stainless steel appliances, custom white Shaker cabinets with soft-close drawers, granite countertops, an oversized island with large cabinets beneath, a built-in pantry, wraparound refrigerator cabinetry, and a subway tile backsplash. Both bathrooms feature double vanities with granite countertops, and the primary bathroom includes a large shower with dual showerheads. The master suite offers two walk-in closets, and the home also includes a large laundry room with custom laundry cabinets and granite countertops with folding space, washer and dryer hookups, and a flexible mud room or office space. Enjoy upgraded finishes throughout, a covered patio, an attached 2-car garage with an opener and remotes, ownership freedom with no HOA fees, and a high-and-dry flood zone X location with no flood insurance required.

3. 2025-10-09
   soldstatus $22,400 Closed 459-char remark

   Show marketing remark (459 chars)

   Situated in the heart of Citrus Springs, this residential lot measures 80 by 140 feet and offers. Located outside the flood zone, with no wetlands and no endangered species on site, this lot is shovel-ready and primed for development. Citrus County, Citrus Springs, is a rural residential subdivision. Just minutes from the shops on N Florida Ave and the Rainbow Springs River, 30 minutes to the beach, also nearby schools and the Withlacoochee Trail. No HOA.

4. 2025-09-15
   status Pending 459-char remark

   Show marketing remark (459 chars)

   Situated in the heart of Citrus Springs, this residential lot measures 80 by 140 feet and offers. Located outside the flood zone, with no wetlands and no endangered species on site, this lot is shovel-ready and primed for development. Citrus County, Citrus Springs, is a rural residential subdivision. Just minutes from the shops on N Florida Ave and the Rainbow Springs River, 30 minutes to the beach, also nearby schools and the Withlacoochee Trail. No HOA.

5. 2025-08-15
   status Active 459-char remark

   Show marketing remark (459 chars)

   Situated in the heart of Citrus Springs, this residential lot measures 80 by 140 feet and offers. Located outside the flood zone, with no wetlands and no endangered species on site, this lot is shovel-ready and primed for development. Citrus County, Citrus Springs, is a rural residential subdivision. Just minutes from the shops on N Florida Ave and the Rainbow Springs River, 30 minutes to the beach, also nearby schools and the Withlacoochee Trail. No HOA.

6. 2025-08-13
   listed $23,400 Active 459-char remark

   Show marketing remark (459 chars)

   Situated in the heart of Citrus Springs, this residential lot measures 80 by 140 feet and offers. Located outside the flood zone, with no wetlands and no endangered species on site, this lot is shovel-ready and primed for development. Citrus County, Citrus Springs, is a rural residential subdivision. Just minutes from the shops on N Florida Ave and the Rainbow Springs River, 30 minutes to the beach, also nearby schools and the Withlacoochee Trail. No HOA.

7. 2025-08-13
   soldstatus $17,000

   Show marketing remark (459 chars)

   Situated in the heart of Citrus Springs, this residential lot measures 80 by 140 feet and offers. Located outside the flood zone, with no wetlands and no endangered species on site, this lot is shovel-ready and primed for development. Citrus County, Citrus Springs, is a rural residential subdivision. Just minutes from the shops on N Florida Ave and the Rainbow Springs River, 30 minutes to the beach, also nearby schools and the Withlacoochee Trail. No HOA.

8. 2005-08-23
   soldstatus $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,312
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$8,433
• Taxable loss: −$10,048
• Est. tax savings @ 24.0%: +$2,412
• After-tax cash flow: $-2,423/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 — Citrus Springs

• Score: 68/100
• State rank: #521
• US rank: #9598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citrus Springs, FL
• County: Citrus County · 111,314 people
• City population: 10,730
• Metro: Homosassa Springs, FL
• Population (ZIP): 11,074
• Household income: $68,939
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 171.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 11% Hispanic / Latino 9% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Iranian 3% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Other Indo-European 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: ▼ -9.70%
• Current HPI: 328.2164
• 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

+1059.6% since first listed

8 events — show timeline

• 2026-05-20 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Listed $289,900 RACC
• 2025-10-09 Sold (MLS) $22,400 RACC
• 2025-09-15 Pending — RACC
• 2025-08-15 Relisted — RACC
• 2025-08-13 Sold (Public Records) $17,000 Public Records
• 2025-08-13 Listed $23,400 RACC
• 2005-08-23 Sold (Public Records) $25,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $216 · +45.8% YoY. Source: county tax records.