7945 N Janeaux Dr · Citrus Springs, FL 34434

$294,000

4 bd · 2.0 ba · 1,845 sqft · Land · 135 Days on market

Built 2025 0.26 ac lot

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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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.1/10.0

Listing remarks

Spacious lot plus seller incentives available! Enjoy comfort and space in this four-bedroom, three-bath home in a quiet area of Dunnellon, sitting on a generous 0.26-acre lot, ideal for buyers looking for privacy and outdoor space. The home features an open-concept layout with a natural flow between living areas and a modern kitchen equipped with stainless steel appliances. The split-bedroom design offers added privacy, while the primary suite includes a walk-in closet and a private bath. Go outside to a large backyard with plenty of room to relax, entertain or create your ideal outdoor setting. Added value for buyers with seller incentives available, ask for details. Opportunity for reduce

Key facts

• Walk-in closet
• Private bath
• Modern kitchen

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• SPLIT-BEDROOM FLOOR PLAN
• WALK-IN CLOSET
• PRIVATE BATH

Property features AI

Finance

• Other: Property type: Residential - Single Family Residence; Zoning: PDR; Lot size approximately 0.26 acres (1/4 to less than 1/2 acre); Living area reported as 1,845 sq ft (builder); Building area reported as 2,462 sq ft (builder); Builder: Martins Development LLC — Model 1845; Direction faces north
• HOA & community: No homeowner association

Exterior

• Parking: Driveway; Attached garage with garage door opener; 2-car garage
• Utilities: Public water; Septic sewer; Electricity available; Cable available; Sewer available; Water available
• Home design: Single-family residence; One story; North-facing
• Construction: Stucco construction; Shingle roof; Slab foundation; New construction (completed)
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Open floorplan; Solid wood cabinets
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $294k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (30.0% below list).
• Recommended offer: $206k (30.0% 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: Central Ridge Elementary School (math 41% / reading 44%, grade F, #1,383 of 2,144 statewide, top 65%, 723 students, 64% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 1242 active listings in the ZIP; 19 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 36% 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 $9k 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 135 days — a 12% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

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 $205,859 (30.0% 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 135 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 11.9

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-54,174
• Equity at exit: $43,836

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-56,022
• Equity at exit: $25,420

Cash invested: $82,320 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$1,542
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-100

Break-even live

Break-even rent $2,185

Max offer price $276,312

Occupancy floor 100%

Sensitivity live

Price	-10% $66	-5% $-17	+0% $-100	+5% $-183	+10% $-267
Rent	-10% $-263	-5% $-181	+0% $-100	+5% $-19	+10% $63
Rate	-1.0pp $48	-0.5pp $-25	base $-100	+0.5pp $-176	+1.0pp $-254

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: $73,500
• Closing costs: $8,820
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7708 N Paris Dr Dunnellon, FL	3.0	2.0	1415	$1,800	$1.27	21d	1	0.29mi
7908 N Galena Ave Citrus Springs, FL	4.0	2.5	1551	$1,850	$1.19	21d	1	0.30mi
8030 N Galena Ave Citrus Springs, FL	4.0	2.0	1833	$2,150	$1.17	21d	1	0.33mi
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	21d	1	0.34mi
1912 W Quaker Ln Citrus Springs, FL	4.0	2.0	1636	$1,895	$1.16	21d	1	0.37mi
1301 N Galgano St Dunnellon, FL	4.0	3.0	2381	$2,800	$1.18	21d	1	0.45mi
7175 N Varsity Ave Citrus Springs, FL	3.0	2.0	1428	$1,795	$1.26	21d	1	0.85mi
8180 N Wakefield Dr Dunnellon, FL	3.0	2.0	1502	$1,695	$1.13	21d	1	0.94mi
8190 N Wakefield Dr Dunnellon, FL	4.0	2.0	1772	$1,750	$0.99	21d	1	0.95mi
696 W Hallam Dr Citrus Springs, FL	4.0	2.0	1797	$1,900	$1.06	21d	1	1.03mi
8398 N Jay Dr Dunnellon, FL	3.0	2.0	1541	$1,700	$1.10	21d	1	1.05mi
8450 N Travis Dr Citrus Springs, FL	4.0	2.0	1787	$1,900	$1.06	21d	1	1.11mi
904 W Rum Pl Dunnellon, FL	3.0	2.0	1453	$1,699	$1.17	21d	1	1.12mi
8006 N Voyager Dr Citrus Springs, FL	4.0	2.0	1636	$1,899	$1.16	21d	1	1.13mi
788 W Glenhaven Dr Citrus Springs, FL	4.0	2.0	1621	$1,800	$1.11	21d	1	1.33mi
572 W Bluster Pl Dunnellon, FL	4.0	2.0	1630	$1,900	$1.17	21d	1	1.40mi
9298 N Mendoza Way Citrus Springs, FL	3.0	2.0	1350	$1,800	$1.33	21d	1	1.43mi
3036 W Akron Pl Citrus Springs, FL	4.0	2.0	1833	$2,000	$1.09	21d	1	1.45mi
754 W Deacon Pl Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	21d	1	1.50mi

Listing history 20 events

1. 2026-06-19
   days on market $294,000 Active 135 DOM
2. 2026-06-18
   days on market $294,000 Active 134 DOM
3. 2026-06-17
   days on market $294,000 Active 133 DOM
4. 2026-06-16
   days on market $294,000 Active 132 DOM
5. 2026-06-15
   days on market $294,000 Active 131 DOM
6. 2026-06-14
   days on market $294,000 Active 129 DOM
7. 2026-06-13
   days on market $294,000 Active 128 DOM
8. 2026-06-09
   days on market $294,000 Active 125 DOM
9. 2026-06-08
   days on market $294,000 Active 124 DOM
10. 2026-06-03
    days on market $294,000 Active 119 DOM
11. 2026-06-02
    days on market $294,000 Active 118 DOM
12. 2026-06-01
    days on market $294,000 Active 117 DOM
13. 2026-05-31
    days on market $294,000 Active 116 DOM
14. 2026-05-30
    days on market $294,000 Active 115 DOM
15. 2026-05-20
    price $294,000
16. 2026-03-25
    price $299,000
17. 2026-02-04
    listed $305,000 Active
18. 2024-12-11
    soldstatus $945,000
19. 2009-04-09
    soldstatus $319,000
20. 2005-09-21
    soldstatus $30,000

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $2,440 · $203/mo
• Expected delta: +$1,694/yr (+$141/mo · 227.2%)

ⓘ 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 1/10 Low
• 🌡 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: $24,703
• − Mortgage interest: −$16,469
• − Property taxes: −$746
• − Insurance: −$1,470
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$8,553
• Taxable loss: −$6,486
• Est. tax savings @ 24.0%: +$1,557
• After-tax cash flow: $355/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

+880.0% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $294,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-11 Sold (Public Records) $945,000 Public Records
• 2009-04-09 Sold (Public Records) $319,000 Public Records
• 2005-09-21 Sold (Public Records) $30,000 Public Records

Property tax history

+24.7%/yr

Latest (2025): $746 · +393.3% YoY. Source: county tax records.