521 S Jefferson St · Beverly Hills, FL 34465

$183,000

2 bd · 1.5 ba · 1,156 sqft · SingleFamily public records · 198 Days on market

Built 1984 9,644 sqft lot Est $194k · 6% under

---

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 +19.3/30.0
• ARV discount +10.1/15.0
• DSCR +6.1/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is Motivated! Check this one out! Roof 2023, AC 2018, solar panels with new Tesla battery, newer electric panel, newer windows. NEW flooring just installed. Energy efficient, and Fully fenced, private back yard for your kiddos or pets. This is a cute 2/1.5/1 home in Beverly Hills. Just a few miles from shopping, restaurants, and the new Shoppes of Black Diamond. This home has both a living and family room. A gas fireplace for the colder evenings. Kitchen has open shelving and cabinets with a lot of storage. Inside laundry room with new washer and dryer. Covered and enclosed back porch overlooking your back yard. Perfect for coffee in the mornings or just relaxing anytime. This home is ready for you, so get it today and enjoy knowing that all the bigger ticket items have been taken care of already. Need to commute? The new extension for the Suncoast parkway is about 5 miles away. Citrus County has so much to offer everyone. Beautiful parks, great golf, fishing, crystal clear springs, manatees, lakes, etc. Enjoy all the nature coast has to offer!

Key facts

• Roof 2023
• Newer electric panel
• Gas fireplace

Tags

• ROOF 2023
• AC 2018
• NEWER ELECTRIC PANEL
• NEWER WINDOWS
• FULLY FENCED PRIVATE BACK YARD
• GAS FIREPLACE

Property features AI

Finance

• Other: Lot approximately 0.22 acres (about 896 m²); No waterfront or water access; Property zoned PDR
• Financial info: Unfurnished; Homestead exempt
• HOA & community: No association

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Solar energy present
• Home design: Single family residence; One story; Faces north; Residential property
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built with durable materials
• Exterior features: Private mailbox; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Concrete
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Gas fireplace in family room
• Interior features: Ceiling fans
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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 $164k (10.2% below list).
• Recommended offer: $161k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.8% in Beverly 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 64/100 on livability (#666 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Lecanto Primary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 820 students, 63% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 396 active listings in the ZIP; 12 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 ($55k/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 ($161k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $183k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,040 (12.0% below list)

Questions for the listing agent

1. 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?
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 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: 0.90% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $194,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 S Jackson St	0.10mi	2/1.0	1,084 (-6%)	1mo	$120,000	$111	82
509 S Monroe St	0.11mi	2/2.0	1,233 (+7%)	1mo	$245,000	$199	81
15 Pennsylvania St	0.21mi	2/1.5	1,226 (+6%)	4mo	$165,000	$135	77
28 New Florida Ave	0.17mi	2/2.0	1,208 (+4%)	8mo	$220,000	$182	76
410 S Adams St	0.26mi	3/1.5 (+1)	1,208 (+4%)	1mo	$209,000	$173	75
524 S Jefferson St	0.04mi	2/1.5	996 (-14%)	3mo	$203,000	$204	72
28 New York Blvd	0.24mi	2/1.5	1,050 (-9%)	7mo	$173,000	$165	68
20 Truman Blvd	0.55mi	2/1.5	1,142 (-1%)	8mo	$140,000	$123	66
45 SJ Kellner Blvd	0.47mi	2/1.5	1,226 (+6%)	3mo	$115,000	$94	65
7 S J Kellner Blvd	0.28mi	2/2.0	992 (-14%)	1mo	$167,000	$168	61
303 S Fillmore St	0.49mi	2/1.5	1,064 (-8%)	8mo	$205,000	$193	58
55 S J Kellner Blvd	0.54mi	3/2.0 (+1)	1,320 (+14%)	1mo	$206,500	$156	43

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-16,949
• Equity at exit: $27,286

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,385
• Equity at exit: $15,822

Cash invested: $51,240 (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 34465

• Home prices YoY: -33.1%
• Active inventory: 396
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$960
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $201

Break-even live

Break-even rent $1,389

Max offer price $183,000

Occupancy floor 83%

Sensitivity live

Price	-10% $304	-5% $253	+0% $201	+5% $149	+10% $97
Rent	-10% $71	-5% $136	+0% $201	+5% $266	+10% $331
Rate	-1.0pp $293	-0.5pp $247	base $201	+0.5pp $153	+1.0pp $105

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Montana St Beverly Hills, FL	2.0	1.0	1088	$1,700	$1.56	21d	1	0.26mi
2131 N Pinecone Ave Lecanto, FL	2.0	2.0	1438	$2,000	$1.39	21d	1	0.77mi
1610 W Spring Meadow Loop Lecanto, FL	2.0	2.5	1359	$2,700	$1.99	21d	1	0.82mi
1658 W Spring Meadow Loop Lecanto, FL	2.0	2.5	1359	$1,775	$1.31	21d	1	0.85mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	21d	1	0.88mi
95 S Desoto St Beverly Hills, FL	2.0	2.0	1152	$1,435	$1.25	21d	1	0.94mi
3263 N Maidencane Dr Beverly Hills, FL	2.0	1.0	1380	$1,350	$0.98	21d	1	1.15mi
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	21d	1	1.16mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	21d	1	1.26mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	21d	1	1.29mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	21d	1	1.40mi
703 W Sunbird Path Hernando, FL	2.0	2.0	1298	$1,700	$1.31	21d	1	1.43mi

Listing history 25 events

1. 2026-06-19
   days on market $183,000 Active 198 DOM
2. 2026-06-18
   days on market $183,000 Active 197 DOM
3. 2026-06-17
   days on market $183,000 Active 196 DOM
4. 2026-06-16
   days on market $183,000 Active 195 DOM
5. 2026-06-15
   days on market $183,000 Active 194 DOM
6. 2026-06-14
   days on market $183,000 Active 192 DOM
7. 2026-06-13
   days on market $183,000 Active 191 DOM
8. 2026-06-09
   days on market $183,000 Active 188 DOM
9. 2026-06-08
   days on market $183,000 Active 187 DOM
10. 2026-06-03
    days on market $183,000 Active 182 DOM
11. 2026-06-02
    days on market $183,000 Active 181 DOM
12. 2026-06-01
    days on market $183,000 Active 180 DOM
13. 2026-05-31
    days on market $183,000 Active 179 DOM
14. 2026-05-30
    days on market $183,000 Active 178 DOM
15. 2026-03-16
    price $183,000 1067-char remark

    Show marketing remark (1067 chars)

    Seller is Motivated! Check this one out! Roof 2023, AC 2018, solar panels with new Tesla battery, newer electric panel, newer windows. NEW flooring just installed. Energy efficient, and Fully fenced, private back yard for your kiddos or pets. This is a cute 2/1.5/1 home in Beverly Hills. Just a few miles from shopping, restaurants, and the new Shoppes of Black Diamond. This home has both a living and family room. A gas fireplace for the colder evenings. Kitchen has open shelving and cabinets with a lot of storage. Inside laundry room with new washer and dryer. Covered and enclosed back porch overlooking your back yard. Perfect for coffee in the mornings or just relaxing anytime. This home is ready for you, so get it today and enjoy knowing that all the bigger ticket items have been taken care of already. Need to commute? The new extension for the Suncoast parkway is about 5 miles away. Citrus County has so much to offer everyone. Beautiful parks, great golf, fishing, crystal clear springs, manatees, lakes, etc. Enjoy all the nature coast has to offer!

16. 2026-03-16
    price $183,000

    Show marketing remark (1067 chars)

    Seller is Motivated! Check this one out! Roof 2023, AC 2018, solar panels with new Tesla battery, newer electric panel, newer windows. NEW flooring just installed. Energy efficient, and Fully fenced, private back yard for your kiddos or pets. This is a cute 2/1.5/1 home in Beverly Hills. Just a few miles from shopping, restaurants, and the new Shoppes of Black Diamond. This home has both a living and family room. A gas fireplace for the colder evenings. Kitchen has open shelving and cabinets with a lot of storage. Inside laundry room with new washer and dryer. Covered and enclosed back porch overlooking your back yard. Perfect for coffee in the mornings or just relaxing anytime. This home is ready for you, so get it today and enjoy knowing that all the bigger ticket items have been taken care of already. Need to commute? The new extension for the Suncoast parkway is about 5 miles away. Citrus County has so much to offer everyone. Beautiful parks, great golf, fishing, crystal clear springs, manatees, lakes, etc. Enjoy all the nature coast has to offer!

17. 2025-12-03
    listed $187,500 Active
18. 2025-12-02
    listed $187,500 Active 1067-char remark

    Show marketing remark (1067 chars)

    Seller is Motivated! Check this one out! Roof 2023, AC 2018, solar panels with new Tesla battery, newer electric panel, newer windows. NEW flooring just installed. Energy efficient, and Fully fenced, private back yard for your kiddos or pets. This is a cute 2/1.5/1 home in Beverly Hills. Just a few miles from shopping, restaurants, and the new Shoppes of Black Diamond. This home has both a living and family room. A gas fireplace for the colder evenings. Kitchen has open shelving and cabinets with a lot of storage. Inside laundry room with new washer and dryer. Covered and enclosed back porch overlooking your back yard. Perfect for coffee in the mornings or just relaxing anytime. This home is ready for you, so get it today and enjoy knowing that all the bigger ticket items have been taken care of already. Need to commute? The new extension for the Suncoast parkway is about 5 miles away. Citrus County has so much to offer everyone. Beautiful parks, great golf, fishing, crystal clear springs, manatees, lakes, etc. Enjoy all the nature coast has to offer!

19. 2025-11-03
    price $188,000
20. 2025-10-14
    price $189,000
21. 2017-01-11
    soldstatus $80,000
22. 2016-12-29
    soldstatus $80,000
23. 2016-09-29
    listed $77,900
24. 1993-05-01
    soldstatus $53,500
25. 1984-08-01
    soldstatus $51,900

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$779/yr (+$65/mo · 105.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $19,721
• − Mortgage interest: −$10,251
• − Property taxes: −$740
• − Insurance: −$915
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$5,324
• Taxable loss: −$664
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $2,568/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 — Beverly Hills

• Score: 64/100
• State rank: #666
• US rank: #13671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beverly Hills, FL
• County: Citrus County · 111,314 people
• City population: 18,879
• Metro: Homosassa Springs, FL
• Population (ZIP): 18,879
• Household income: $54,869
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 334.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 4% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam, Dominican Republic
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -138.62%
• Current HPI: 279.7183
• 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

+252.6% since first listed

11 events — show timeline

• 2026-03-16 Price Changed $183,000 RACC
• 2026-03-16 Price Changed $183,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Listed $187,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Listed $187,500 RACC
• 2025-11-03 Price Changed $188,000 RACC
• 2025-10-14 Price Changed $189,000 RACC
• 2017-01-11 Sold (Public Records) $80,000 Public Records
• 2016-12-29 Sold (MLS) $80,000 RACC
• 2016-09-29 Listed $77,900 RACC
• 1993-05-01 Sold (Public Records) $53,500 Public Records
• 1984-08-01 Sold (Public Records) $51,900 Public Records

Property tax history

+7.4%/yr

Latest (2025): $740 · +9.1% YoY. Source: county tax records.