1071 W Hampshire Blvd · Pine Ridge, FL 34434

$290,000

4 bd · 2.0 ba · 1,833 sqft · Land · 311 Days on market

Built 2025 0.30 ac lot ↓ 3% since listing

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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 +7.4/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.1/10.0

Listing remarks

Brand New, modern, bright and spacious 4-bedroom, 2-bath home, perfectly positioned on a premium 0.3-acre corner lot for added privacy and extra outdoor space. From the moment you walk in, you’ll notice the elevated finishes, thoughtful design, and natural light that fills every room. The open-concept layout features stylish slatted wood detailing in the living room and on the kitchen island, adding modern character. The kitchen is both beautiful and functional, with stainless steel appliances, a pantry closet for extra storage, and a central island that opens seamlessly to the dining and living areas—perfect for entertaining. Your luxurious primary suite offers his-and-hers wal

Key facts

• Central island
• Premium corner lot
• Pantry closet

Tags

• PREMIUM CORNER LOT
• OPEN-CONCEPT LAYOUT
• SLATTED WOOD DETAILING
• STAINLESS STEEL APPLIANCES
• PANTRY CLOSET
• CENTRAL ISLAND

Property features AI

Finance

• Other: Corner, private lot; Approximately 0.3 acre lot (1/4 to less than 1/2 acre); Asphalt road access; Living area about 1,833 square feet (builder provided); Total building area about 2,359 square feet (builder provided); Zoned PDO

Exterior

• Parking: Converted garage; Garage door opener; Attached 2-car garage
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Single-family residence; One story; Faces southwest; Completed condition; New construction
• Construction: Stucco construction; Shingle roof; Concrete perimeter foundation; Built as new construction
• Exterior features: Sidewalk; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Living room / dining room combo; Stone counters
• Laundry & utility: Dedicated laundry room; Washer included

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 $-368 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (28.6% below list).
• Recommended offer: $207k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.4% in Pine Ridge — 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 67/100 on livability (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; 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: Central Ridge Elementary School (math 41% / reading 44%, grade F, #1,383 of 2,144 statewide, top 65%, 723 students, 64% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 1242 active listings in the ZIP; 8 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 36% 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

• It's been on market 311 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

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 $207,109 (28.6% 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 311 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.71% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.44%
• DSCR: 0.76
• GRM: 11.7

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: -25.6%
• Equity multiple: 0.13×
• Total profit: $-70,397
• Equity at exit: $43,240

10-year hold

• IRR: -21.9%
• Equity multiple: -0.13×
• Total profit: $-91,351
• Equity at exit: $25,074

Cash invested: $81,200 (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: 1242
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-368

Break-even live

Break-even rent $2,537

Max offer price $236,755

Occupancy floor —

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6251 W Whispering Dr Citrus Springs, FL	4.0	2.0	1617	$1,815	$1.12	20d	1	0.63mi
669 W Homeway Loop Citrus Springs, FL	4.0	2.0	1580	$1,895	$1.20	20d	1	0.65mi
1482 W Manchester Dr Dunnellon, FL	3.0	2.0	1540	$1,695	$1.10	20d	1	0.71mi
661 W Twisted Oaks Dr Beverly Hills, FL	4.0	2.0	1864	$1,695	$0.91	20d	1	0.94mi
2117 W Swanson Dr Citrus Springs, FL	4.0	2.0	1580	$1,850	$1.17	20d	1	1.21mi
788 W Glenhaven Dr Citrus Springs, FL	4.0	2.0	1621	$1,800	$1.11	20d	1	1.21mi
665 W Sunset Strip Dr Beverly Hills, FL	3.0	2.0	2038	$2,200	$1.08	20d	1	1.33mi
2195 W Tall Oaks Dr Beverly Hills, FL	3.0	2.0	1688	$2,200	$1.30	20d	1	1.46mi

Listing history 16 events

1. 2026-06-19
   days on market $290,000 Active 311 DOM
2. 2026-06-18
   days on market $290,000 Active 310 DOM
3. 2026-06-17
   days on market $290,000 Active 309 DOM
4. 2026-06-16
   days on market $290,000 Active 308 DOM
5. 2026-06-15
   days on market $290,000 Active 307 DOM
6. 2026-06-14
   days on market $290,000 Active 305 DOM
7. 2026-06-13
   days on market $290,000 Active 304 DOM
8. 2026-06-09
   days on market $290,000 Active 301 DOM
9. 2026-06-08
   days on market $290,000 Active 300 DOM
10. 2026-06-03
    days on market $290,000 Active 295 DOM
11. 2026-06-02
    days on market $290,000 Active 294 DOM
12. 2026-06-01
    days on market $290,000 Active 293 DOM
13. 2026-05-31
    days on market $290,000 Active 292 DOM
14. 2026-05-30
    days on market $290,000 Active 291 DOM
15. 2026-01-30
    price $290,000
16. 2025-08-12
    listed $299,900 Active

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,853
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$8,436
• Taxable loss: −$9,604
• Est. tax savings @ 24.0%: +$2,305
• After-tax cash flow: $-2,111/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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Ridge, FL
• County: Citrus County · 111,314 people
• City population: 18,514
• 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

-3.3% since first listed

2 events — show timeline

• 2026-01-30 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-12 Listed $299,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.7%/yr

Latest (2025): $321 · +98.6% YoY. Source: county tax records.