10090 N Citrus Springs Blvd · Citrus Springs, FL 34434

$179,000

3 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 66 Days on market

Built 1975 0.31 ac lot Est $220k · 19% under

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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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.1/10.0

Listing remarks MLS

This 3/2 home is in need of a few minor repairs. Home is perfect for the first time buyer or someone looking to downsize. Located in nice friendly neighborhood on beautifuly treed corner lot. Close to 2 golf courses and schools, within walking distance to paved nature trail and tennis courts.

Key facts

• Galley-style kitchen
• Outdoor space
• Scenic bike trails

Tags

• CORNER LOT
• GALLEY-STYLE KITCHEN
• OUTDOOR SPACE
• SCENIC BIKE TRAILS

Property features AI

Finance

• Other: Lot size approximately 0.31 acres (about 1/4 to less than 1/2 acre)
• Financial info: No investor or income/expense details reported
• HOA & community: No HOA or association reported

Exterior

• Parking: No specific parking details provided
• Security: No security features reported
• Utilities: Public water; Septic tank sewer; Cable connected; Electricity connected
• Home design: Single-family residence; One story; Faces south
• Construction: Block construction; Shingle roof; Slab foundation; Built as a residential single-family home
• Exterior features: Asphalt road access

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable built-in interior features reported
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (4.6% below list).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.1% in Citrus Springs — 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 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: 1242 active listings in the ZIP; 17 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).

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 66 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $179k implies a 265% 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 $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $220,224
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 W Sorrento Dr	0.28mi	3/1.5	1,200 (+1%)	5mo	$179,000	$149	78
9953 N Sandree Dr	0.25mi	2/2.0 (-1)	1,062 (-10%)	15mo	$200,000	$188	54
1062 W Priscilla Pl	0.65mi	2/2.0 (-1)	1,152 (-3%)	12mo	$214,000	$186	50
9791 N Loretta Way	0.45mi	3/2.0	1,353 (+14%)	15mo	$235,000	$174	43
1676 W Alexander Dr	0.48mi	3/2.0	1,353 (+14%)	21mo	$249,000	$184	36
10576 N Athenia Dr	0.55mi	2/2.0 (-1)	1,033 (-13%)	24mo	$239,000	$231	28

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-17,283
• Equity at exit: $26,689

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-6
• Equity at exit: $15,477

Cash invested: $50,120 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$939
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $184

Break-even live

Break-even rent $1,475

Max offer price $179,000

Occupancy floor 84%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9995 N Sandree Dr Citrus Springs, FL	3.0	2.0	1453	$1,895	$1.30	21d	1	0.31mi
9676 N Jourden Dr Citrus Springs, FL	3.0	2.0	1353	$1,750	$1.29	21d	1	0.46mi
9543B N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	21d	1	0.52mi
9545 N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	21d	1	0.55mi
9437 N Travis Dr Citrus Springs, FL	2.0	2.0	972	$1,325	$1.36	21d	1	0.64mi
9337 N Mendoza Way Citrus Springs, FL	2.0	2.0	984	$1,275	$1.30	21d	1	0.73mi
1924 W Roseboro Dr Dunnellon, FL	4.0	2.0	1449	$1,795	$1.24	21d	1	0.74mi
9298 N Mendoza Way Citrus Springs, FL	3.0	2.0	1350	$1,800	$1.33	21d	1	0.78mi
9271 N Peachtree Way Unit 9271 Citrus Springs, FL	2.0	2.0	900	$1,300	$1.44	21d	1	0.79mi
9262 N Travis Dr Citrus Springs, FL	2.0	2.0	984	$1,395	$1.42	21d	1	0.83mi
1150 W G Martinelli Blvd Citrus Springs, FL	3.0	2.0	1276	$1,600	$1.25	21d	1	0.95mi
9018 N Mendoza Way Citrus Springs, FL	2.0	2.0	1225	$1,499	$1.22	21d	1	1.09mi
754 W Deacon Pl Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	21d	1	1.12mi
9924 N Country Club Way Citrus Springs, FL	3.0	2.0	1473	$1,795	$1.22	21d	1	1.23mi
10872 N Frantz Ave Citrus Springs, FL	4.0	2.0	1449	$1,815	$1.25	21d	1	1.24mi
2330 W Juan Vega Ln Dunnellon, FL	3.0	2.0	1204	$1,675	$1.39	21d	1	1.24mi
904 W Rum Pl Dunnellon, FL	3.0	2.0	1453	$1,699	$1.17	21d	1	1.38mi

Listing history 28 events

1. 2026-06-19
   days on market $179,000 Active 66 DOM
2. 2026-06-18
   days on market $179,000 Active 65 DOM
3. 2026-06-17
   days on market $179,000 Active 64 DOM
4. 2026-06-16
   days on market $179,000 Active 63 DOM
5. 2026-06-15
   days on market $179,000 Active 62 DOM
6. 2026-06-14
   days on market $179,000 Active 60 DOM
7. 2026-06-13
   pricedays on market $179,000 Active 59 DOM
8. 2026-06-09
   days on market $186,900 Active 56 DOM
9. 2026-06-08
   days on market $186,900 Active 55 DOM
10. 2026-06-07
    days on market $186,900 Active 54 DOM
11. 2026-06-03
    days on market $186,900 Active 50 DOM
12. 2026-06-02
    days on market $186,900 Active 49 DOM
13. 2026-06-01
    days on market $186,900 Active 48 DOM
14. 2026-05-31
    days on market $186,900 Active 47 DOM
15. 2026-05-30
    days on market $186,900 Active 46 DOM
16. 2026-05-22
    price $186,900
17. 2026-05-18
    price $192,499
18. 2026-04-18
    price $194,499
19. 2026-04-14
    listed $194,500 Active
20. 2012-12-31
    soldstatus $49,000
21. 2012-09-21
    soldstatus $35,977 293-char remark

    Show marketing remark (293 chars)

    This 3/2 home is in need of a few minor repairs. Home is perfect for the first time buyer or someone looking to downsize. Located in nice friendly neighborhood on beautifuly treed corner lot. Close to 2 golf courses and schools, within walking distance to paved nature trail and tennis courts.

22. 2012-04-16
    listed $39,900 293-char remark

    Show marketing remark (293 chars)

    This 3/2 home is in need of a few minor repairs. Home is perfect for the first time buyer or someone looking to downsize. Located in nice friendly neighborhood on beautifuly treed corner lot. Close to 2 golf courses and schools, within walking distance to paved nature trail and tennis courts.

23. 2007-10-10
    soldstatus $115,000
24. 2006-06-02
    soldstatus $100,000
25. 2006-05-31
    soldstatus $100,000 243-char remark

    Show marketing remark (243 chars)

    Nice 3 bedroom , 2 bath home close in Citrus Springs. Close to bike trail, tennis courts, and golf courses. This split bedroom plan offers a great room, screened lanai, and sit on a corner lot. New carpet being installed the first week of May.

26. 2006-04-26
    listed $125,000 243-char remark

    Show marketing remark (243 chars)

    Nice 3 bedroom , 2 bath home close in Citrus Springs. Close to bike trail, tennis courts, and golf courses. This split bedroom plan offers a great room, screened lanai, and sit on a corner lot. New carpet being installed the first week of May.

27. 2005-09-15
    soldstatus $150,000
28. 1977-09-01
    soldstatus $32,000

ⓘ 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: $1,825 · $152/mo
• Projected year-2 tax: $1,825 · $152/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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,502
• − Mortgage interest: −$10,027
• − Property taxes: −$1,825
• − Insurance: −$895
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$5,207
• Taxable loss: −$733
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $2,388/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: 17,281
• 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

+484.1% since first listed

13 events — show timeline

• 2026-05-22 Price Changed $186,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Price Changed $192,499 Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $194,499 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $194,500 Stellar MLS as Distributed by MLS Grid
• 2012-12-31 Sold (Public Records) $49,000 Public Records
• 2012-09-21 Sold (MLS) $35,977 RACC
• 2012-04-16 Listed $39,900 RACC
• 2007-10-10 Sold (Public Records) $115,000 Public Records
• 2006-06-02 Sold (Public Records) $100,000 Public Records
• 2006-05-31 Sold (MLS) $100,000 RACC
• 2006-04-26 Listed $125,000 RACC
• 2005-09-15 Sold (Public Records) $150,000 Public Records
• 1977-09-01 Sold (Public Records) $32,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,825 · +9.3% YoY. Source: county tax records.