9110 N Dawn Way · Citrus Springs, FL 34434

$250,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 70 Days on market

Built 2022 10,000 sqft lot Est $238k · 5% over

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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 +12.0/30.0
• ARV discount +5.2/15.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

Excellent Investment and a great lot, to build your home on. Title insured lot, nice level lot 80' x 125'. Lot Next door for sale for package deal. No HOA dues, short drive to the community center and also to the Citrus Springs golf course, with clubhouse with bar and food inside and on a screened porch plus outside patio. The golf carts are no extra charge for members. Pick from many local builders in the area. A friendly, easy going life style awaits you in Citrus Springs. Buy now prices are going up. These lots are eight (8) minutes from the city of Dunnellon, shopping, Walmart and, the famous Rainbow Springs River and park.

Key facts

• Natural light
• Pitched ceilings
• Granite countertops

Tags

• WOODED UNPLOTTED LAND
• NATURAL LIGHT
• LUXURY VINYL PLANK FLOORING
• PITCHED CEILINGS
• WHITE SOFT CLOSE CABINETS
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Living area reported as 1,453 (builder); total building area 2,086; Lot approximately 0.23 acres (0 to less than 1/4 acre)
• HOA & community: Pets allowed; No association

Exterior

• Parking: 2-car garage (20x20) with garage door opener; Driveway; 2-car carport; Ground-level parking
• Security: Security system
• Utilities: Public water; Septic tank; Cable available; BB/HS Internet available; Electricity connected; Phone available; Sewer connected; Water connected
• Home design: Single family residence; One level; Northeast facing; Residential zoning (RUR); Homestead exempt
• Construction: Block, stone and stucco construction; Shingle roof; Slab foundation; Built by Empire Construction (model: Daisy)
• Exterior features: Covered front and rear porches; Screened porch; Rain gutters; Sliding doors; Chain link and vinyl fencing; Cleared, landscaped, and level yard; Paved surfaces; Asphalt and gravel road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone countertops
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Crown molding; High ceilings; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Split bedroom layout; Stone countertops; Tray ceilings; Walk-in closets; Window treatments; Shutters
• Laundry & utility: Inside laundry room with washer and dryer hookups; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-61 ($-728/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (27.0% below list).
• Recommended offer: $182k (27.0% 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: health & safety C-, employment 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.
• Zoned schools: Citrus Springs Elementary School (math 52% / reading 48%, grade D+, #1,070 of 2,144 statewide, top 51%, 817 students, 71% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL).
• Market conditions: 1247 active listings in the ZIP; 23 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 32% 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 $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 70 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $250k implies a 1150% 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 $182,480 (27.0% 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 70 days. Have you received any prior offers? Is the seller open to a 27% 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. 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?
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 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: 0.73% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $238,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9110 N Dawn Way	0.00mi	3/2.0	1,453 (+4%)	1mo	$238,900	$164	93
8836 N Sandree Dr	0.36mi	3/2.0	1,419 (+1%)	2mo	$259,900	$183	79
8782 N Sandee Dr	0.39mi	3/2.0	1,448 (+3%)	2mo	$255,000	$176	74
9290 N Galveston Ter	0.35mi	3/2.0	1,472 (+5%)	2mo	$291,500	$198	73
431 W Mac Pl	0.59mi	3/2.0	1,424 (+2%)	0mo	$240,000	$169	70
240 W Nova Pl	0.36mi	2/2.0 (-1)	1,446 (+3%)	4mo	$198,000	$137	70
8949 N Cortlandt Dr	0.67mi	3/2.0	1,405 (+0%)	1mo	$239,400	$170	68
8792 N Sandree Dr	0.38mi	3/2.0	1,521 (+9%)	1mo	$259,000	$170	67
611 W Duquet Pl	0.47mi	3/2.0	1,550 (+11%)	4mo	$244,990	$158	57
810 W Deacon Pl	0.63mi	3/2.0	1,292 (-8%)	2mo	$225,000	$174	56
8937 N Cortlandt Dr	0.67mi	3/2.0	1,530 (+9%)	4mo	$244,000	$159	50
589 W Duquet Pl	0.44mi	4/2.0 (+1)	1,593 (+14%)	3mo	$244,750	$154	49

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-44,485
• Equity at exit: $37,276

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-44,161
• Equity at exit: $21,615

Cash invested: $70,000 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-61

Break-even live

Break-even rent $1,902

Max offer price $239,286

Occupancy floor 98%

Sensitivity live

Price	-10% $81	-5% $10	+0% $-61	+5% $-131	+10% $-202
Rent	-10% $-205	-5% $-133	+0% $-61	+5% $11	+10% $84
Rate	-1.0pp $65	-0.5pp $3	base $-61	+0.5pp $-125	+1.0pp $-191

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9065 N Akola Way Citrus Springs, FL	3.0	2.0	1511	$1,795	$1.19	22d	1	0.39mi
9066 N Akola Way Citrus Springs, FL	3.0	2.0	1833	$2,150	$1.17	22d	1	0.42mi
572 W Bluster Pl Dunnellon, FL	4.0	2.0	1630	$1,900	$1.17	22d	1	0.51mi
754 W Deacon Pl Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	22d	1	0.57mi
9924 N Country Club Way Citrus Springs, FL	3.0	2.0	1473	$1,795	$1.22	22d	1	0.78mi
904 W Rum Pl Dunnellon, FL	3.0	2.0	1453	$1,699	$1.17	22d	1	0.82mi
8450 N Travis Dr Citrus Springs, FL	4.0	2.0	1787	$1,900	$1.06	22d	1	0.85mi
9018 N Mendoza Way Citrus Springs, FL	2.0	2.0	1225	$1,499	$1.22	22d	1	0.90mi
8398 N Jay Dr Dunnellon, FL	3.0	2.0	1541	$1,700	$1.10	22d	1	0.92mi
696 W Hallam Dr Citrus Springs, FL	4.0	2.0	1797	$1,900	$1.06	22d	1	0.92mi
9262 N Travis Dr Citrus Springs, FL	2.0	2.0	984	$1,395	$1.42	22d	1	0.97mi
9298 N Mendoza Way Citrus Springs, FL	3.0	2.0	1350	$1,800	$1.33	22d	1	1.06mi
9337 N Mendoza Way Citrus Springs, FL	2.0	2.0	984	$1,275	$1.30	22d	1	1.07mi
8755 N Nobleton Way Dunnellon, FL	4.0	2.0	1449	$1,815	$1.25	22d	1	1.08mi
9437 N Travis Dr Citrus Springs, FL	2.0	2.0	972	$1,325	$1.36	22d	1	1.08mi
9676 N Jourden Dr Citrus Springs, FL	3.0	2.0	1353	$1,750	$1.29	22d	1	1.08mi
9271 N Peachtree Way Unit 9271 Citrus Springs, FL	2.0	2.0	900	$1,300	$1.44	22d	1	1.09mi
8190 N Wakefield Dr Dunnellon, FL	4.0	2.0	1772	$1,750	$0.99	22d	1	1.10mi
8180 N Wakefield Dr Dunnellon, FL	3.0	2.0	1502	$1,695	$1.13	22d	1	1.11mi
9475 N Camel Dr Dunnellon, FL	3.0	2.0	1670	$1,800	$1.08	22d	1	1.23mi
9995 N Sandree Dr Citrus Springs, FL	3.0	2.0	1453	$1,895	$1.30	22d	1	1.27mi
9543B N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	22d	1	1.37mi
9545 N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	22d	1	1.38mi

Listing history 11 events

1. 2026-05-22
   status Pending
2. 2026-05-01
   price $250,000
3. 2026-04-21
   price $265,000
4. 2026-04-03
   status Active
5. 2026-03-31
   status Pending
6. 2026-03-23
   price $275,000
7. 2026-03-10
   listed $289,900 Active
8. 2021-09-21
   soldstatus $20,000
9. 2021-09-09
   soldstatus $10,000 Closed 635-char remark

   Show marketing remark (635 chars)

   Excellent Investment and a great lot, to build your home on. Title insured lot, nice level lot 80' x 125'. Lot Next door for sale for package deal. No HOA dues, short drive to the community center and also to the Citrus Springs golf course, with clubhouse with bar and food inside and on a screened porch plus outside patio. The golf carts are no extra charge for members. Pick from many local builders in the area. A friendly, easy going life style awaits you in Citrus Springs. Buy now prices are going up. These lots are eight (8) minutes from the city of Dunnellon, shopping, Walmart and, the famous Rainbow Springs River and park.

10. 2021-07-21
    status Pending 635-char remark

    Show marketing remark (635 chars)

    Excellent Investment and a great lot, to build your home on. Title insured lot, nice level lot 80' x 125'. Lot Next door for sale for package deal. No HOA dues, short drive to the community center and also to the Citrus Springs golf course, with clubhouse with bar and food inside and on a screened porch plus outside patio. The golf carts are no extra charge for members. Pick from many local builders in the area. A friendly, easy going life style awaits you in Citrus Springs. Buy now prices are going up. These lots are eight (8) minutes from the city of Dunnellon, shopping, Walmart and, the famous Rainbow Springs River and park.

11. 2021-06-30
    listed $15,000 Active 635-char remark

    Show marketing remark (635 chars)

    Excellent Investment and a great lot, to build your home on. Title insured lot, nice level lot 80' x 125'. Lot Next door for sale for package deal. No HOA dues, short drive to the community center and also to the Citrus Springs golf course, with clubhouse with bar and food inside and on a screened porch plus outside patio. The golf carts are no extra charge for members. Pick from many local builders in the area. A friendly, easy going life style awaits you in Citrus Springs. Buy now prices are going up. These lots are eight (8) minutes from the city of Dunnellon, shopping, Walmart and, the famous Rainbow Springs River and park.

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,030/yr (+$86/mo · 98.6%)

ⓘ 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 4/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,898
• − Mortgage interest: −$14,004
• − Property taxes: −$1,045
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$7,273
• Taxable loss: −$5,177
• Est. tax savings @ 24.0%: +$1,243
• After-tax cash flow: $515/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

+1566.7% since first listed

11 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2021-09-21 Sold (Public Records) $20,000 Public Records
• 2021-09-09 Sold (MLS) $10,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-30 Listed $15,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+31.6%/yr

Latest (2025): $1,045 · +6.3% YoY. Source: county tax records.