200 N Entry Oaks Pt · Lecanto, FL 34461

$230,000

3 bd · 2.0 ba · 1,558 sqft · SingleFamily public records · 75 Days on market

Built 1988 0.28 ac lot Est $279k · 18% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CRYSTAL OAKS SUBDIVISION! NO HOA FEES REQUIRED! This modern home provides ample space for a pool. The roof was replaced in 2021. It features 3 bedrooms and 2 bathrooms, in addition to a living room, Florida room, dining room, and screened porch. All appliances are included; the dishwasher is from 2022, and both the washer and dryer are relatively new. Although Crystal Oaks does not have a homeowners association, there is an option to join the Crystal Oaks Civic Association for a small fee. Ideally located near shopping, restaurants, medical facilities, the YMCA, Central Florida Community College, public schools, biking/ walking trails, and the Suncoast Parkway for convenient commuting. Do

Key facts

• Space for a pool
• Included appliances
• 0.28 acre lot

Tags

• CRYSTAL OAKS SUBDIVISION
• SPACE FOR A POOL
• ROOF REPLACED IN 2021
• INCLUDED APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/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 $210k (8.6% below list).
• Recommended offer: $210k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 5.2% in Lecanto — 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 64/100 on livability (#680 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; 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: Rock Crusher Elementary School (math 70% / reading 56%, grade B, #582 of 2,144 statewide, top 28%, 665 students, 68% FRL); Crystal River Middle School (math 49% / reading 47%, grade C-, #286 of 571 statewide, top 50%, 900 students, 64% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 197 active listings in the ZIP; 4 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 40% of the median local income ($63k/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 $7k 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 75 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $139k; list at $230k implies a 65% 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,232 (8.6% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.91% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $278,882
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
271 N Mesquite Pt	0.20mi	3/2.0	1,557 (-0%)	13mo	$215,000	$138	80
5195 W Kristina Loop	0.26mi	3/2.0	1,558 (0%)	14mo	$295,000	$189	76
222 N Mesquite Pt	0.22mi	3/2.0	1,362 (-13%)	3mo	$214,000	$157	66
5118 W Kristina Loop	0.25mi	2/2.0 (-1)	1,627 (+4%)	11mo	$294,000	$181	66
483 N Turkey Pine Loop	0.28mi	3/2.0	1,690 (+8%)	9mo	$260,000	$154	66
174 N Mesquite Pt	0.23mi	3/2.0	1,637 (+5%)	20mo	$243,000	$148	64
72 N Pizarro Pt	0.30mi	3/2.0	1,392 (-11%)	8mo	$250,000	$180	62
322 N Turkey Pine Loop	0.39mi	3/2.0	1,761 (+13%)	8mo	$255,000	$145	54
136 N Skyflower Pt	0.57mi	3/2.0	1,608 (+3%)	17mo	$330,000	$205	53
5455 W Heather Ridge Path	0.61mi	3/2.0	1,640 (+5%)	14mo	$300,990	$184	51
4900 W Trinity Pl	0.65mi	3/1.0	1,430 (-8%)	6mo	$110,000	$77	47
325 N Turkey Pine Loop	0.36mi	3/2.0	1,787 (+15%)	16mo	$320,000	$179	46

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-19,502
• Equity at exit: $34,294

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $5,627
• Equity at exit: $19,886

Cash invested: $64,400 (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 34461

• Home prices YoY: -10.2%
• Active inventory: 197
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,102 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $280

Break-even live

Break-even rent $1,747

Max offer price $230,000

Occupancy floor 82%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5085 W Kristina Loop Lecanto, FL	2.0	2.0	1227	$1,800	$1.47	21d	1	0.20mi
271 N Lombardy Pt Lecanto, FL	2.0	2.0	1809	$1,500	$0.83	21d	1	0.28mi
31 N Pizarro Pt Lecanto, FL	2.0	2.0	2011	$2,395	$1.19	21d	1	0.32mi
1165 N Commerce Ter Lecanto, FL	3.0	2.5	1697	$1,800	$1.06	21d	1	1.00mi

Listing history 6 events

1. 2026-04-10
   status Pending
2. 2026-03-05
   price $230,000
3. 2026-01-22
   listed $235,500 Active
4. 2019-07-02
   soldstatus $139,000
5. 2019-01-29
   soldstatus $105,000
6. 1989-04-01
   soldstatus $100,600

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$969/yr (+$81/mo · 103.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $25,228
• − Mortgage interest: −$12,884
• − Property taxes: −$940
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$6,691
• Taxable loss: −$474
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $3,479/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 — Lecanto

• Score: 64/100
• State rank: #680
• US rank: #14112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lecanto, FL
• County: Citrus County · 111,314 people
• City population: 13,377
• Metro: Homosassa Springs, FL
• Population (ZIP): 13,377
• Household income: $63,418
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 41.0

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 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -29.48%
• Current HPI: 258.0866
• 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

+128.6% since first listed

6 events — show timeline

• 2026-04-10 Pending — RACC
• 2026-03-05 Price Changed $230,000 RACC
• 2026-01-22 Listed $235,500 RACC
• 2019-07-02 Sold (Public Records) $139,000 Public Records
• 2019-01-29 Sold (Public Records) $105,000 Public Records
• 1989-04-01 Sold (Public Records) $100,600 Public Records

Property tax history

-3.0%/yr

Latest (2025): $940 · +8.8% YoY. Source: county tax records.