57 Douglas St #108 · Sugarmill Woods, FL 34446

$179,900

2 bd · 2.0 ba · 1,303 sqft · Condo public records · 86 Days on market

Built 1979 $412/mo HOA · 22% of rent

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Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• DSCR +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you searching for an affordable, low-maintenance lifestyle in beautiful Sugarmill Woods? Look no further! This charming 2-bedroom, 2-bathroom condo is the perfect blend of comfort, convenience, and value. Step inside to find an updated kitchen with modern finishes, stylish cabinetry, and plenty of counter space for preparing meals or entertaining guests. The open-concept living and dining area flows effortlessly out to a screened-in balcony porch, offering the ideal spot to relax with your morning coffee or unwind at the end of the day while enjoying peaceful views and fresh Florida breezes. Spacious bedrooms offer ample closet space and natural light. This second-floor unit is perfect for seasonal residents, first-time buyers, or anyone looking to enjoy the carefree condo lifestyle with access to all the amenities Sugarmill Woods has to offer—including golf, tennis, pools, and nature trails (with membership). Whether you're looking for a full-time residence or a winter getaway, this home is move-in ready and priced to sell. Don't miss your chance to own a piece of paradise in Sugarmill Woods!

Key facts

• Ample counter space
• Resort-style pools
• Sleek cabinetry

Tags

• SCREENED-IN BALCONY
• OPEN-CONCEPT LIVING
• SLEEK CABINETRY
• AMPLE COUNTER SPACE
• NATURAL LIGHT
• RESORT-STYLE POOLS

Property features AI

Finance

• HOA & community: Homeowners association with a $412 monthly fee

Exterior

• Parking: 2 total parking spaces; 2-car garage (attached) with garage door opener; Paved driveway; Assigned parking; Detached garage options; Private parking lot; Shared driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Townhouse; Condominium; Flat roof
• Construction: Block foundation; Constructed with block, concrete, frame, and stucco
• Exterior features: Level lot; Paved roads; Private maintained road; Private road; No pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Freezer; Garbage disposal; Refrigerator; Water heater
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: 11 total rooms; Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-27 ($-321/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (2.6% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.0% in Sugarmill Woods — 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 59/100 on livability (#825 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; 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.
• Zoned schools: Lecanto Primary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 820 students, 63% 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 54% FRL track the district average.
• Market conditions: 582 active listings in the ZIP; 8 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 38% of the median local income ($59k/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 $5k 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 86 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 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 $110k; list at $180k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,106 (6.0% 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. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 8.1

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-30,680
• Equity at exit: $26,824

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-28,192
• Equity at exit: $15,554

Cash invested: $50,372 (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 34446

• Home prices YoY: -10.4%
• Active inventory: 582
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$943
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$75
• HOA: −$412
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-27

Break-even live

Break-even rent $1,881

Max offer price $175,169

Occupancy floor 96%

Sensitivity live

Price	-10% $75	-5% $24	+0% $-27	+5% $-78	+10% $-129
Rent	-10% $-173	-5% $-100	+0% $-27	+5% $46	+10% $119
Rate	-1.0pp $64	-0.5pp $19	base $-27	+0.5pp $-73	+1.0pp $-121

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Golfview Dr Homosassa, FL	2.0	2.0	1507	$2,000	$1.33	21d	1	0.13mi
23 Dogwood Dr Homosassa, FL	2.0	2.0	1492	$2,200	$1.47	21d	1	0.31mi
17 Dogwood Dr Homosassa, FL	2.0	2.0	1400	$1,600	$1.14	21d	1	0.33mi
51 Golfview Ct Homosassa, FL	2.0	2.0	1553	$1,900	$1.22	21d	1	0.33mi
17 Jamaica St Homosassa, FL	2.0	2.0	1100	$1,500	$1.36	21d	1	0.49mi
5 Jamaica St Homosassa, FL	2.0	2.0	1353	$1,500	$1.11	21d	1	0.52mi
5 Black Cherry Dr Homosassa, FL	2.0	2.0	1140	$1,600	$1.40	21d	1	0.56mi
57 Chinaberry Cir Homosassa, FL	2.0	2.0	1132	$1,575	$1.39	21d	1	0.57mi

HOA detail condo

• Monthly dues: $412 · $4,944/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-19
   days on market $179,900 Active 86 DOM
2. 2026-06-18
   days on market $179,900 Active 85 DOM
3. 2026-06-17
   days on market $179,900 Active 84 DOM
4. 2026-03-05
   listed $179,900 Active
5. 2025-08-27
   soldstatus $110,000
6. 2025-08-26
   soldstatus $110,000 Closed 1120-char remark

   Show marketing remark (1120 chars)

   Are you searching for an affordable, low-maintenance lifestyle in beautiful Sugarmill Woods? Look no further! This charming 2-bedroom, 2-bathroom condo is the perfect blend of comfort, convenience, and value. Step inside to find an updated kitchen with modern finishes, stylish cabinetry, and plenty of counter space for preparing meals or entertaining guests. The open-concept living and dining area flows effortlessly out to a screened-in balcony porch, offering the ideal spot to relax with your morning coffee or unwind at the end of the day while enjoying peaceful views and fresh Florida breezes. Spacious bedrooms offer ample closet space and natural light. This second-floor unit is perfect for seasonal residents, first-time buyers, or anyone looking to enjoy the carefree condo lifestyle with access to all the amenities Sugarmill Woods has to offer—including golf, tennis, pools, and nature trails (with membership). Whether you're looking for a full-time residence or a winter getaway, this home is move-in ready and priced to sell. Don't miss your chance to own a piece of paradise in Sugarmill Woods!

7. 2025-08-22
   status Active 1120-char remark

   Show marketing remark (1120 chars)

   Are you searching for an affordable, low-maintenance lifestyle in beautiful Sugarmill Woods? Look no further! This charming 2-bedroom, 2-bathroom condo is the perfect blend of comfort, convenience, and value. Step inside to find an updated kitchen with modern finishes, stylish cabinetry, and plenty of counter space for preparing meals or entertaining guests. The open-concept living and dining area flows effortlessly out to a screened-in balcony porch, offering the ideal spot to relax with your morning coffee or unwind at the end of the day while enjoying peaceful views and fresh Florida breezes. Spacious bedrooms offer ample closet space and natural light. This second-floor unit is perfect for seasonal residents, first-time buyers, or anyone looking to enjoy the carefree condo lifestyle with access to all the amenities Sugarmill Woods has to offer—including golf, tennis, pools, and nature trails (with membership). Whether you're looking for a full-time residence or a winter getaway, this home is move-in ready and priced to sell. Don't miss your chance to own a piece of paradise in Sugarmill Woods!

8. 2025-08-15
   status Pending 1120-char remark

   Show marketing remark (1120 chars)

   Are you searching for an affordable, low-maintenance lifestyle in beautiful Sugarmill Woods? Look no further! This charming 2-bedroom, 2-bathroom condo is the perfect blend of comfort, convenience, and value. Step inside to find an updated kitchen with modern finishes, stylish cabinetry, and plenty of counter space for preparing meals or entertaining guests. The open-concept living and dining area flows effortlessly out to a screened-in balcony porch, offering the ideal spot to relax with your morning coffee or unwind at the end of the day while enjoying peaceful views and fresh Florida breezes. Spacious bedrooms offer ample closet space and natural light. This second-floor unit is perfect for seasonal residents, first-time buyers, or anyone looking to enjoy the carefree condo lifestyle with access to all the amenities Sugarmill Woods has to offer—including golf, tennis, pools, and nature trails (with membership). Whether you're looking for a full-time residence or a winter getaway, this home is move-in ready and priced to sell. Don't miss your chance to own a piece of paradise in Sugarmill Woods!

9. 2025-08-12
   status Pending 1120-char remark

   Show marketing remark (1120 chars)

   Are you searching for an affordable, low-maintenance lifestyle in beautiful Sugarmill Woods? Look no further! This charming 2-bedroom, 2-bathroom condo is the perfect blend of comfort, convenience, and value. Step inside to find an updated kitchen with modern finishes, stylish cabinetry, and plenty of counter space for preparing meals or entertaining guests. The open-concept living and dining area flows effortlessly out to a screened-in balcony porch, offering the ideal spot to relax with your morning coffee or unwind at the end of the day while enjoying peaceful views and fresh Florida breezes. Spacious bedrooms offer ample closet space and natural light. This second-floor unit is perfect for seasonal residents, first-time buyers, or anyone looking to enjoy the carefree condo lifestyle with access to all the amenities Sugarmill Woods has to offer—including golf, tennis, pools, and nature trails (with membership). Whether you're looking for a full-time residence or a winter getaway, this home is move-in ready and priced to sell. Don't miss your chance to own a piece of paradise in Sugarmill Woods!

10. 2025-08-01
    listed $129,900 Active 1120-char remark

    Show marketing remark (1120 chars)

    Are you searching for an affordable, low-maintenance lifestyle in beautiful Sugarmill Woods? Look no further! This charming 2-bedroom, 2-bathroom condo is the perfect blend of comfort, convenience, and value. Step inside to find an updated kitchen with modern finishes, stylish cabinetry, and plenty of counter space for preparing meals or entertaining guests. The open-concept living and dining area flows effortlessly out to a screened-in balcony porch, offering the ideal spot to relax with your morning coffee or unwind at the end of the day while enjoying peaceful views and fresh Florida breezes. Spacious bedrooms offer ample closet space and natural light. This second-floor unit is perfect for seasonal residents, first-time buyers, or anyone looking to enjoy the carefree condo lifestyle with access to all the amenities Sugarmill Woods has to offer—including golf, tennis, pools, and nature trails (with membership). Whether you're looking for a full-time residence or a winter getaway, this home is move-in ready and priced to sell. Don't miss your chance to own a piece of paradise in Sugarmill Woods!

11. 2001-08-07
    soldstatus $53,800
12. 1982-03-01
    soldstatus $70,000
13. 1980-08-01
    soldstatus $57,250

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$824/yr (+$69/mo · 123.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 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: $22,168
• − Mortgage interest: −$10,077
• − Property taxes: −$669
• − Insurance: −$900
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − HOA: −$4,944
• − Depreciation: −$5,233
• Taxable loss: −$3,203
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $447/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 — Sugarmill Woods

• Score: 59/100
• State rank: #825
• US rank: #20184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugarmill Woods, FL
• County: Citrus County · 111,314 people
• Metro: Homosassa Springs, FL
• Population (ZIP): 19,102
• Household income: $58,802
• Rent vs Own: 6.9% rent · 93.1% own
• Severe rent burden: 121.0

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% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -32.11%
• Current HPI: 277.2576
• 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

+214.2% since first listed

10 events — show timeline

• 2026-03-05 Listed $179,900 RACC
• 2025-08-27 Sold (Public Records) $110,000 Public Records
• 2025-08-26 Sold (MLS) $110,000 RACC
• 2025-08-22 Relisted — RACC
• 2025-08-15 Pending — RACC
• 2025-08-12 Pending — RACC
• 2025-08-01 Listed $129,900 RACC
• 2001-08-07 Sold (Public Records) $53,800 Public Records
• 1982-03-01 Sold (Public Records) $70,000 Public Records
• 1980-08-01 Sold (Public Records) $57,250 Public Records

Property tax history

+1.7%/yr

Latest (2025): $669 · +9.1% YoY. Source: county tax records.