237 S Rock Crusher Rd · Homosassa Springs, FL 34429

$75,000

1 bd · 1.0 ba · 468 sqft · Manufactured public records · 21 Days on market

Built 2020

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

TurnKey & amp; Fully Renovated 2020 Cottage-Furnished Crystal River Resort Living $85,000 | Sun Retreats Crystal River & acirc; & euro; & ldquo; Lot 167 Welcome to your newly FULLY RENOVATED, move-in ready 2020 cottage located in the highly desirable Sun Retreats Crystal River community with lot rent at ONLY $672mo. This beautifully updated home is being sold fully furnished and turnkey, making it perfect for a vacation getaway, seasonal living, full time living or investment opportunity. AIRBNB/VRBO opportunities. ONLY SELLING due to job opportunity in Clearwater. Step inside and enjoy modern upgrades throughout, including luxury plank flooring, quartz countertops, updat

Key facts

• Fully renovated
• Quartz countertops
• Renovated bathroom

Tags

• FULLY RENOVATED
• TURN KEY READY
• LUXURY PLANK FLOORING
• QUARTZ COUNTERTOPS
• UPDATED CABINETS
• RENOVATED BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 5.9% in Homosassa 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 71/100 on livability (#391 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools F, 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.
• Market conditions: 327 active listings in the ZIP; 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.66% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.97%
• DSCR: 2.02
• GRM: 5.0

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: 16.0%
• Equity multiple: 1.64×
• Total profit: $13,505
• Equity at exit: $11,183

10-year hold

• IRR: 24.6%
• Equity multiple: 3.14×
• Total profit: $44,956
• Equity at exit: $6,485

Cash invested: $21,000 (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 34429

• Home prices YoY: -17.8%
• Active inventory: 327
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$155 /mo · $1,863/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $402

Break-even live

Break-even rent $734

Max offer price $75,000

Occupancy floor 63%

Sensitivity live

Price	-10% $444	-5% $423	+0% $402	+5% $381	+10% $360
Rent	-10% $304	-5% $353	+0% $402	+5% $451	+10% $500
Rate	-1.0pp $440	-0.5pp $421	base $402	+0.5pp $383	+1.0pp $363

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-16
   days on market $75,000 Active 21 DOM
2. 2026-06-15
   days on market $75,000 Active 20 DOM
3. 2026-06-14
   days on market $75,000 Active 18 DOM
4. 2026-06-13
   days on market $75,000 Active 17 DOM
5. 2026-06-09
   days on market $75,000 Active 14 DOM
6. 2026-06-08
   days on market $75,000 Active 13 DOM
7. 2026-06-03
   days on market $75,000 Active 8 DOM
8. 2026-06-02
   days on market $75,000 Active 7 DOM
9. 2026-06-01
   days on market $75,000 Active 6 DOM
10. 2026-05-31
    days on market $75,000 Active 5 DOM
11. 2026-05-30
    days on market $75,000 Active 4 DOM
12. 2026-05-26
    listed $75,000 Active
13. 2015-08-18
    soldstatus $6,072,100

ⓘ 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: $1,863 · $155/mo
• Projected year-2 tax: $1,863 · $155/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,914
• − Mortgage interest: −$4,201
• − Property taxes: −$1,863
• − Insurance: −$375
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,182
• Taxable income: $3,906
• Est. tax owed @ 24.0%: −$937
• After-tax cash flow: $3,886/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 — Homosassa Springs

• Score: 71/100
• State rank: #391
• US rank: #6877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homosassa Springs, FL
• Population (ZIP): 9,494

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 (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 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: ▼ -58.92%
• Current HPI: 271.3171
• Rent YoY: —
• Metro: —
• 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

-98.8% since first listed

2 events — show timeline

• 2026-05-26 Listed $75,000 FSBO.com
• 2015-08-18 Sold (Public Records) $6,072,100 Public Records

Property tax history

+25.4%/yr

Latest (2025): $1,863 · +3.8% YoY. Source: county tax records.