14091 W Unisus Ln · Inglis, FL 34449

$225,000

2 bd · 1.0 ba · 1,698 sqft · SingleFamily public records · 28 Days on market

Built 1960 8.75 ac lot

---

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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +7.0/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the incredible potential of this truly unique property offering a total of 8.75 acres across three combined parcels. The property includes a two-story home situated on 0.87 acres, along with two additional adjoining parcels of 5.83 acres and 2.05 acres, creating endless possibilities. Zoned CLR and located in Flood Zone X (shaded), this property is ideally positioned just 0.3 miles from the beautiful Withlacoochee River, providing easy access to boating, fishing, kayaking, and outdoor recreation. The existing home is in distressed condition and will require substantial renovation or possible redevelopment. Bring your imagination and vision — this is a rare opportunity to tran

Key facts

• Flood zone x
• 8.75 acres
• Two story home

Tags

• 8.75 ACRES
• TWO STORY HOME
• FLOOD ZONE X
• BOATING FISHING KAYAKING
• SUBSTANTIAL RENOVATION
• REDEVELOPMENT OPPORTUNITY

Property features AI

Finance

• Other: Zoning: CLR

Exterior

• Parking: Unpaved parking
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence, new construction; Faces south
• Construction: Frame construction; Slab foundation; Metal roof; Built as new construction
• Exterior features: Sliding doors; Wire fencing; No pool; Wooded, rectangular lot; Unimproved road frontage and surface; Barn(s), shed(s), storage, and workshop on the property; Additional parcels included (IDs: 1000599, 2235420)

Interior

• Kitchen: Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall/window air conditioning unit
• Interior features: Refrigerator; Carpet flooring

🏗️ New construction. The $225,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $356,580.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.1% in Inglis — 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 61/100 on livability (#796 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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: Crystal River Primary School (math 45% / reading 55%, grade D+, #1,070 of 2,144 statewide, top 51%, 654 students, 70% FRL); Crystal River Middle School (math 49% / reading 47%, grade C-, #286 of 571 statewide, top 50%, 900 students, 64% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 81 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $14k appreciation (4.0% local appreciation)).
• Citrus County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $100k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.23% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $356,580
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Palm Circle Dr	0.35mi	3/2.0 (+1)	1,853 (+9%)	3mo	$390,000	$210	57
28 Rivertrail Dr	0.38mi	3/2.5 (+1)	1,540 (-9%)	18mo	$426,500	$277	41
40 Lee Ter	0.61mi	3/2.0 (+1)	1,753 (+3%)	23mo	$360,000	$205	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.23×
• Total profit: $123,082
• Equity at exit: $181,412

10-year hold

• IRR: 20.9%
• Equity multiple: 4.31×
• Total profit: $330,563
• Equity at exit: $297,210

Cash invested: $99,842 (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 34449

• Home prices YoY: 1.3%
• Active inventory: 81
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $4,400 medium
• Mortgage (P&I): −$1,870
• Tax est. 1.5%: −$446 /mo · $5,349/yr
• Insurance: −$149
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $945

Break-even live

Break-even rent $3,203

Max offer price $356,580

Occupancy floor 74%

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: $89,145
• Closing costs: $10,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 River Trail Dr Inglis, FL	3.0	2.5	1540	$4,400	$2.86	21d	1	0.38mi

Listing history 12 events

1. 2026-06-15
   days on market $225,000 Active 28 DOM
2. 2026-06-14
   days on market $225,000 Active 26 DOM
3. 2026-06-13
   days on market $225,000 Active 25 DOM
4. 2026-06-09
   days on market $225,000 Active 22 DOM
5. 2026-06-08
   days on market $225,000 Active 21 DOM
6. 2026-06-07
   days on market $225,000 Active 20 DOM
7. 2026-06-03
   days on market $225,000 Active 16 DOM
8. 2026-06-02
   days on market $225,000 Active 15 DOM
9. 2026-06-01
   days on market $225,000 Active 14 DOM
10. 2026-05-31
    days on market $225,000 Active 13 DOM
11. 2026-05-30
    days on market $225,000 Active 12 DOM
12. 2026-05-18
    listed $225,000 Active

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$1,352/yr (+$113/mo · 262.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 75% 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: $52,800
• − Mortgage interest: −$19,974
• − Property taxes: −$5,349
• − Insurance: −$2,580
• − Repairs & maintenance: −$4,224
• − Management: −$4,224
• − Depreciation: −$10,373
• Taxable income: $6,076
• Est. tax owed @ 24.0%: −$1,458
• After-tax cash flow: $9,885/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 — Inglis

• Score: 61/100
• State rank: #796
• US rank: #18314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,508

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 4.03%
• Current HPI: 319.0929
• 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

1 event — show timeline

• 2026-05-18 Listed $225,000 RACC

Property tax history

+6.2%/yr

Latest (2025): $516 · +14.4% YoY. Source: county tax records.