891 N Rembrandt Way · Hernando, FL 34453

$149,900

3 bd · 2.0 ba · 1,241 sqft · Condo public records · 100 Days on market

Built 2006 $345/mo HOA · 18% of rent

---

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 +19.2/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in ready 3 bedroom, 2 bath townhome in Lakeside of Inverness is the perfect blend of modern updates and low-maintenance living. The kitchen has been tastefully remodeled with granite countertops and stainless steel appliances, while luxury vinyl flooring enhances the main living area and plush carpet adds comfort in all three bedrooms. Two private balconies extend your living space, offering quiet spots to relax or entertain. A thoughtfully placed laundry area makes everyday living convenient, and low monthly HOA fees covering cable and trash keep ownership affordable. With some furniture and furnishings included, you can settle in right away and start enjoying the easy lifestyle this home offers—all just minutes from the best area amenities.

Key facts

• Private balconies
• Laundry area
• Kitchen remodeled

Tags

• KITCHEN REMODELED
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL FLOORING
• PRIVATE BALCONIES
• LAUNDRY AREA

Property features AI

Finance

• Other: Homestead exemption claimed; No CDD
• HOA & community: Condo fee $345 monthly; Deed restrictions

Exterior

• Utilities: Public water; Septic tank sewer; Cable connected; Electricity connected
• Home design: Residential condo-hotel; Two stories; Unit on floor 1; Facing west
• Construction: Concrete and stucco construction; Shingle roof; Concrete perimeter foundation; Built as part of a multi-story building
• Exterior features: Exterior lighting; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Stone counters; Thermostat; Walk-in closet(s)
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.6% in Hernando — 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 71/100 on livability (#402 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 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: 421 active listings in the ZIP; 3 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 39% of the median local income ($58k/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 $4k 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 100 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 6.6

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-13,689
• Equity at exit: $22,351

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $2,304
• Equity at exit: $12,961

Cash invested: $41,972 (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 34453

• Home prices YoY: -26.1%
• Active inventory: 421
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,885 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$62
• HOA: −$345
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $163

Break-even live

Break-even rent $1,678

Max offer price $149,900

Occupancy floor 86%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 E Rembrandt Way Unit 424 Inverness, FL	3.0	2.0	1262	$1,850	$1.47	21d	1	0.09mi
3880 E Byrd St Inverness, FL	3.0	2.0	1380	$1,600	$1.16	21d	1	1.06mi
543 N Rooks Ave Inverness, FL	3.0	2.0	1296	$1,900	$1.47	21d	1	1.19mi

HOA detail condo

• Monthly dues: $345 · $4,140/yr
• Likely covers: trashcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-19
   days on market $149,900 Active 100 DOM
2. 2026-06-18
   days on market $149,900 Active 99 DOM
3. 2026-06-17
   days on market $149,900 Active 98 DOM
4. 2026-06-16
   days on market $149,900 Active 97 DOM
5. 2026-06-15
   days on market $149,900 Active 96 DOM
6. 2026-06-14
   days on market $149,900 Active 94 DOM
7. 2026-06-13
   days on market $149,900 Active 93 DOM
8. 2026-06-09
   days on market $149,900 Active 90 DOM
9. 2026-06-08
   days on market $149,900 Active 89 DOM
10. 2026-06-03
    days on market $149,900 Active 84 DOM
11. 2026-06-02
    pricedays on market $149,900 Active 83 DOM
12. 2026-06-01
    days on market $165,000 Active 82 DOM
13. 2026-05-31
    days on market $165,000 Active 81 DOM
14. 2026-05-30
    days on market $165,000 Active 80 DOM
15. 2026-05-04
    price $154,900 768-char remark

    Show marketing remark (768 chars)

    This move-in ready 3 bedroom, 2 bath townhome in Lakeside of Inverness is the perfect blend of modern updates and low-maintenance living. The kitchen has been tastefully remodeled with granite countertops and stainless steel appliances, while luxury vinyl flooring enhances the main living area and plush carpet adds comfort in all three bedrooms. Two private balconies extend your living space, offering quiet spots to relax or entertain. A thoughtfully placed laundry area makes everyday living convenient, and low monthly HOA fees covering cable and trash keep ownership affordable. With some furniture and furnishings included, you can settle in right away and start enjoying the easy lifestyle this home offers—all just minutes from the best area amenities.

16. 2026-04-09
    price $159,900 768-char remark

    Show marketing remark (768 chars)

    This move-in ready 3 bedroom, 2 bath townhome in Lakeside of Inverness is the perfect blend of modern updates and low-maintenance living. The kitchen has been tastefully remodeled with granite countertops and stainless steel appliances, while luxury vinyl flooring enhances the main living area and plush carpet adds comfort in all three bedrooms. Two private balconies extend your living space, offering quiet spots to relax or entertain. A thoughtfully placed laundry area makes everyday living convenient, and low monthly HOA fees covering cable and trash keep ownership affordable. With some furniture and furnishings included, you can settle in right away and start enjoying the easy lifestyle this home offers—all just minutes from the best area amenities.

17. 2026-03-11
    listed $165,000 Active
18. 2025-10-10
    price $165,000 768-char remark

    Show marketing remark (768 chars)

    This move-in ready 3 bedroom, 2 bath townhome in Lakeside of Inverness is the perfect blend of modern updates and low-maintenance living. The kitchen has been tastefully remodeled with granite countertops and stainless steel appliances, while luxury vinyl flooring enhances the main living area and plush carpet adds comfort in all three bedrooms. Two private balconies extend your living space, offering quiet spots to relax or entertain. A thoughtfully placed laundry area makes everyday living convenient, and low monthly HOA fees covering cable and trash keep ownership affordable. With some furniture and furnishings included, you can settle in right away and start enjoying the easy lifestyle this home offers—all just minutes from the best area amenities.

19. 2025-09-18
    status Active 768-char remark

    Show marketing remark (768 chars)

    This move-in ready 3 bedroom, 2 bath townhome in Lakeside of Inverness is the perfect blend of modern updates and low-maintenance living. The kitchen has been tastefully remodeled with granite countertops and stainless steel appliances, while luxury vinyl flooring enhances the main living area and plush carpet adds comfort in all three bedrooms. Two private balconies extend your living space, offering quiet spots to relax or entertain. A thoughtfully placed laundry area makes everyday living convenient, and low monthly HOA fees covering cable and trash keep ownership affordable. With some furniture and furnishings included, you can settle in right away and start enjoying the easy lifestyle this home offers—all just minutes from the best area amenities.

20. 2025-09-17
    historical 768-char remark

    Show marketing remark (768 chars)

    This move-in ready 3 bedroom, 2 bath townhome in Lakeside of Inverness is the perfect blend of modern updates and low-maintenance living. The kitchen has been tastefully remodeled with granite countertops and stainless steel appliances, while luxury vinyl flooring enhances the main living area and plush carpet adds comfort in all three bedrooms. Two private balconies extend your living space, offering quiet spots to relax or entertain. A thoughtfully placed laundry area makes everyday living convenient, and low monthly HOA fees covering cable and trash keep ownership affordable. With some furniture and furnishings included, you can settle in right away and start enjoying the easy lifestyle this home offers—all just minutes from the best area amenities.

21. 2025-08-27
    listed $167,900 Active 768-char remark

    Show marketing remark (768 chars)

    This move-in ready 3 bedroom, 2 bath townhome in Lakeside of Inverness is the perfect blend of modern updates and low-maintenance living. The kitchen has been tastefully remodeled with granite countertops and stainless steel appliances, while luxury vinyl flooring enhances the main living area and plush carpet adds comfort in all three bedrooms. Two private balconies extend your living space, offering quiet spots to relax or entertain. A thoughtfully placed laundry area makes everyday living convenient, and low monthly HOA fees covering cable and trash keep ownership affordable. With some furniture and furnishings included, you can settle in right away and start enjoying the easy lifestyle this home offers—all just minutes from the best area amenities.

22. 2024-03-07
    soldstatus $169,000
23. 2019-04-24
    soldstatus $60,000
24. 2012-07-31
    soldstatus $45,000 242-char remark

    Show marketing remark (242 chars)

    Beautiful Condo located in Lakeside Town Homes, features tiled floors, Kitchen with granite countertops, Master Bedroom located on first floor. Upstairs has 2 bedrooms and guest bath. Needs minor repairs, being sold AS-IS. Call to see today!!

25. 2012-05-30
    listed $47,500 242-char remark

    Show marketing remark (242 chars)

    Beautiful Condo located in Lakeside Town Homes, features tiled floors, Kitchen with granite countertops, Master Bedroom located on first floor. Upstairs has 2 bedrooms and guest bath. Needs minor repairs, being sold AS-IS. Call to see today!!

ⓘ 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: $1,589 · $132/mo
• Projected year-2 tax: $1,589 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $22,621
• − Mortgage interest: −$8,397
• − Property taxes: −$1,589
• − Insurance: −$750
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − HOA: −$4,140
• − Depreciation: −$4,361
• Taxable loss: −$235
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $2,015/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 — Hernando

• Score: 71/100
• State rank: #402
• US rank: #7137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Citrus County · 111,314 people
• City population: 17,281
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,621
• Household income: $57,568
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 240.0

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% Hispanic / Latino 6% Black 3% Two or more races 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1% Other Asian/Pacific 0%

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: ▼ -103.32%
• Current HPI: 291.8965
• 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

+226.1% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $154,900 RACC
• 2026-04-09 Price Changed $159,900 RACC
• 2026-03-11 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $165,000 RACC
• 2025-09-18 Relisted — RACC
• 2025-09-17 Delisted — RACC
• 2025-08-27 Listed $167,900 RACC
• 2024-03-07 Sold (Public Records) $169,000 Public Records
• 2019-04-24 Sold (Public Records) $60,000 Public Records
• 2012-07-31 Sold (MLS) $45,000 RACC
• 2012-05-30 Listed $47,500 RACC

Property tax history

+6.1%/yr

Latest (2025): $1,589 · +87.6% YoY. Source: county tax records.