771 E Hartford St Unit 3B · Citrus Hills, FL 34442

$165,000

2 bd · 2.5 ba · 1,320 sqft · Condo · 198 Days on market

Built 1987 Fair condition $375/mo HOA · 20% of rent ↓ 8% since listing

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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 +11.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

? 2-Story Townhome in Greenbriar Two – Steps from the Pool & Packed With Amenities! ? PEACE OF MIND for the buyer, Agent is offering the American Home Shield for 1 year for Condo, Townhomes for the buyer. Welcome home to this delightful two-story townhome in the sought-after Greenbriar Two community, perfectly positioned just a short stroll from the sparkling community pool. Whether you’re looking for convenience, comfort, or a lifestyle full of activities and relaxation, this property checks every box — and then some! Located within Citrus Hills with an included Social Membership, you’ll enjoy access to the incredible Terra Vista amenities, from world-class

Key facts

• Cozy enclosed lanai
• Flexible layout
• Indoor outdoor pools

Tags

• PERSONAL COVERED CARPORT
• COZY ENCLOSED LANAI
• SERENE QUIET BACKYARD
• SPACIOUS OWNERS SUITE
• FLEXIBLE LAYOUT
• INDOOR OUTDOOR POOLS

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $375; HOA covers insurance, grounds maintenance, structure maintenance, pest control, sewer, and trash

Exterior

• Parking: Attached carport; Paved driveway; One total parking space
• Security: Smoke detector(s)
• Utilities: Public water; Shared septic
• Home design: Townhouse condominium; Residential property
• Construction: Stucco construction; Block foundation; Asphalt shingle roof; Built as townhouse
• Exterior features: Community pool; Cleared, level lot; Paved road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Range hood; Disposal
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Smoke detectors; Disposal; Range hood; Water heater
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-68 ($-811/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (5.9% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 2.9% in Citrus Hills — 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 63/100 on livability (#744 in FL) — a middle-class / working-renter tenant base. Strengths: crime 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: Forest Ridge Elementary School (math 55% / reading 59%, grade C+, #781 of 2,144 statewide, top 38%, 708 students, 67% FRL); Lecanto Middle School (math 49% / reading 49%, grade C-, #265 of 571 statewide, top 48%, 809 students, 55% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 444 active listings in the ZIP; 6 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 38% of the median local income ($57k/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 $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 198 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% 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 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 7.5

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-30,784
• Equity at exit: $24,602

10-year hold

• IRR: -11.2%
• Equity multiple: 0.32×
• Total profit: $-31,300
• Equity at exit: $14,266

Cash invested: $46,200 (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 34442

• Home prices YoY: -21.9%
• Active inventory: 444
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$375
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-68

Break-even live

Break-even rent $1,918

Max offer price $155,220

Occupancy floor 99%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
790 E Gilchrist Ct Unit 2B Hernando, FL	2.0	2.5	1320	$2,000	$1.52	20d	1	0.02mi
791 E Hartford St Unit 5 A Hernando, FL	2.0	2.0	990	$1,650	$1.67	20d	1	0.05mi
741 E Hartford St Unit 1A Hernando, FL	2.0	2.0	990	$1,800	$1.82	20d	1	0.08mi
1471 E Saint James Loop Inverness, FL	3.0	2.0	1228	$1,700	$1.38	20d	1	0.65mi
2280 N Hardee Pt Hernando, FL	2.0	2.0	1118	$1,700	$1.52	20d	1	0.82mi
1559 N Killebrew Pt Unit NA Hernando, FL	3.0	2.0	1771	$2,900	$1.64	20d	1	1.21mi

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-19
   days on market $165,000 Active 198 DOM
2. 2026-06-18
   days on market $165,000 Active 197 DOM
3. 2026-06-17
   days on market $165,000 Active 196 DOM
4. 2026-06-16
   days on market $165,000 Active 195 DOM
5. 2026-06-15
   days on market $165,000 Active 194 DOM
6. 2026-06-14
   days on market $165,000 Active 192 DOM
7. 2026-06-13
   days on market $165,000 Active 191 DOM
8. 2026-06-09
   days on market $165,000 Active 188 DOM
9. 2026-06-08
   days on market $165,000 Active 187 DOM
10. 2026-06-03
    days on market $165,000 Active 182 DOM
11. 2026-06-02
    days on market $165,000 Active 181 DOM
12. 2026-06-01
    days on market $165,000 Active 180 DOM
13. 2026-05-31
    days on market $165,000 Active 179 DOM
14. 2026-05-30
    days on market $165,000 Active 178 DOM
15. 2026-05-04
    price $165,000
16. 2025-12-01
    listed $179,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $21,990
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − HOA: −$4,500
• − Depreciation: −$4,800
• Taxable loss: −$3,371
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $-2/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

This two-story townhome in Greenbriar Two is in fair condition with some minor repairs and maintenance needed. It has a good roof and foundation, but the exterior and interior could benefit from some touch-ups and cleaning. Adding fresh paint and landscaping would significantly enhance its resale and rental value.

Repairs flagged

• Minor Paint touch-ups — There are some minor scuffs and marks visible on the interior walls
• Minor Deep cleaning of tile flooring — The tile flooring in the kitchen and living area appears clean but may benefit from a deep cleaning
• Minor Landscaping enhancement — The landscaping is minimal and could benefit from some additional greenery

Value-add opportunities

• Resale Paint touch-ups — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers
• Resale Deep cleaning of tile flooring — A clean and well-maintained floor can enhance the home's overall appeal and make it more attractive to potential buyers
• Both Landscaping enhancement — Adding more greenery and landscaping can improve the home's curb appeal and increase its rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint touch-ups · There are some minor scuffs and marks visible on the interior walls	Minor	$500–3,000
Deep cleaning of tile flooring · The tile flooring in the kitchen and living area appears clean but may benefit from a deep cleaning	Minor	$500–3,000
Landscaping enhancement · The landscaping is minimal and could benefit from some additional greenery	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers ↑
• Resale Deep cleaning of tile flooring — A clean and well-maintained floor can enhance the home's overall appeal and make it more attractive to potential buyers ↑
• Both Landscaping enhancement — Adding more greenery and landscaping can improve the home's curb appeal and increase its rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 Hills

• Score: 63/100
• State rank: #744
• US rank: #16030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citrus Hills, FL
• County: Citrus County · 111,314 people
• Metro: Homosassa Springs, FL
• Population (ZIP): 17,281
• Household income: $57,259
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 314.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2% Black 2%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 2% 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: ▼ -76.70%
• Current HPI: 273.3262
• 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

-7.8% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $165,000 RACC
• 2025-12-01 Listed $179,000 RACC