3597 E Jonah Pl · Inverness Highlands North, FL 34453

$254,900

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 66 Days on market

Built 2007 8,400 sqft lot Est $253k · at est.

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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 +13.0/30.0
• ARV discount +7.1/15.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the perfect blend of comfort and convenience in this well-maintained home located in a quiet Inverness neighborhood. Recent updates include a brand new roof (2026) and a newer hot water heater, providing added peace of mind. Conveniently located near medical facilities, shopping, and a variety of dining options, making everyday living both comfortable and accessible. As an added bonus, this home is just minutes from downtown Inverness where you can enjoy events and festivals throughout the year. This home is the perfect opportunity for those seeking a small town, move-in ready home, where you can truly enjoy the best of Florida living.

Key facts

• Near dining options
• Near shopping
• New roof

Tags

• QUIET INVERNESS NEIGHBORHOOD
• NEW ROOF
• NEWER HOT WATER HEATER
• NEAR MEDICAL FACILITIES
• NEAR SHOPPING
• NEAR DINING OPTIONS

Property features AI

Finance

• Other: Homesteaded; Zoned MDR
• HOA & community: No association (per listing)

Exterior

• Parking: Driveway; Attached garage with garage door opener; 2-car garage
• Utilities: Well water; Septic tank; Cable connected; Electricity connected; Phone available
• Home design: Single-family residence; One story; South-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built on a 0.19-acre lot
• Exterior features: French doors; Private mailbox; Irrigation equipment; Private lot; Paved public road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Open floorplan; Split bedroom layout; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments; Attic; Great room
• Laundry & utility: Washer; Dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-15 ($-180/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (26.0% below list).
• Recommended offer: $189k (26.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#643 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: Hernando Elementary School (math 47% / reading 51%, grade D, #1,134 of 2,144 statewide, top 54%, 813 students, 71% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL).
• Market conditions: 421 active listings in the ZIP; 6 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 39% of the median local income ($58k/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 $8k 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 66 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $84k; list at $255k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,557 (26.0% 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 66 days. Have you received any prior offers? Is the seller open to a 26% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $252,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3764 E Sanders St	0.36mi	3/2.0	1,380 (0%)	2mo	$229,582	$166	82
457 N Rooks Ave	0.38mi	3/1.0	1,407 (+2%)	2mo	$180,000	$128	73
3395 E Dawson Dr #61	0.62mi	3/2.0	1,380 (0%)	3mo	$213,000	$154	68
256 N Charles Ave	0.60mi	3/2.0	1,368 (-1%)	4mo	$200,000	$146	67
3022 E Rogers St	0.70mi	3/2.0	1,380 (0%)	2mo	$309,000	$224	66
3671 E Ryan St	0.51mi	3/2.0	1,461 (+6%)	3mo	$299,900	$205	64
990 N Sonia Ave	0.71mi	3/2.0	1,344 (-3%)	0mo	$284,900	$212	62
3802 E Ryan St	0.52mi	3/2.0	1,276 (-8%)	2mo	$233,000	$183	62
3250 E Rogers St	0.53mi	3/2.0	1,485 (+8%)	2mo	$270,000	$182	61
3164 E Murray St	0.55mi	3/2.0	1,477 (+7%)	2mo	$259,990	$176	61
495 N Charles Ave	0.60mi	3/2.0	1,256 (-9%)	2mo	$235,000	$187	55
952 N Savary Ave	0.74mi	3/2.0	1,474 (+7%)	0mo	$345,000	$234	54

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-42,388
• Equity at exit: $38,006

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-38,665
• Equity at exit: $22,039

Cash invested: $71,372 (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 34453

• Home prices YoY: -26.1%
• Active inventory: 421
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-15

Break-even live

Break-even rent $1,905

Max offer price $252,255

Occupancy floor 96%

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
543 N Rooks Ave Inverness, FL	3.0	2.0	1296	$1,900	$1.47	21d	1	0.43mi
3880 E Byrd St Inverness, FL	3.0	2.0	1380	$1,600	$1.16	21d	1	0.45mi
167 N Independence Hwy Inverness, FL	3.0	2.0	1535	$1,800	$1.17	21d	1	0.64mi
3070 E Odier St Inverness, FL	2.0	2.0	1052	$1,800	$1.71	21d	1	0.73mi
815 E Rembrandt Way Unit 424 Inverness, FL	3.0	2.0	1262	$1,850	$1.47	21d	1	0.96mi
2858 E Marcia St Inverness, FL	4.0	2.0	1790	$2,500	$1.40	21d	1	1.11mi

Listing history 24 events

1. 2026-06-19
   days on market $254,900 Active 66 DOM
2. 2026-06-18
   days on market $254,900 Active 65 DOM
3. 2026-06-17
   days on market $254,900 Active 64 DOM
4. 2026-06-16
   days on market $254,900 Active 63 DOM
5. 2026-06-15
   days on market $254,900 Active 62 DOM
6. 2026-06-14
   days on market $254,900 Active 60 DOM
7. 2026-06-13
   days on market $254,900 Active 59 DOM
8. 2026-06-09
   days on market $254,900 Active 56 DOM
9. 2026-06-08
   days on market $254,900 Active 55 DOM
10. 2026-06-07
    days on market $254,900 Active 54 DOM
11. 2026-06-03
    days on market $254,900 Active 50 DOM
12. 2026-06-02
    days on market $254,900 Active 49 DOM
13. 2026-06-01
    days on market $254,900 Active 48 DOM
14. 2026-05-31
    days on market $254,900 Active 47 DOM
15. 2026-05-30
    days on market $254,900 Active 46 DOM
16. 2026-05-16
    price $254,900 649-char remark

    Show marketing remark (649 chars)

    Enjoy the perfect blend of comfort and convenience in this well-maintained home located in a quiet Inverness neighborhood. Recent updates include a brand new roof (2026) and a newer hot water heater, providing added peace of mind. Conveniently located near medical facilities, shopping, and a variety of dining options, making everyday living both comfortable and accessible. As an added bonus, this home is just minutes from downtown Inverness where you can enjoy events and festivals throughout the year. This home is the perfect opportunity for those seeking a small town, move-in ready home, where you can truly enjoy the best of Florida living.

17. 2026-05-16
    price $254,900

    Show marketing remark (649 chars)

    Enjoy the perfect blend of comfort and convenience in this well-maintained home located in a quiet Inverness neighborhood. Recent updates include a brand new roof (2026) and a newer hot water heater, providing added peace of mind. Conveniently located near medical facilities, shopping, and a variety of dining options, making everyday living both comfortable and accessible. As an added bonus, this home is just minutes from downtown Inverness where you can enjoy events and festivals throughout the year. This home is the perfect opportunity for those seeking a small town, move-in ready home, where you can truly enjoy the best of Florida living.

18. 2026-04-14
    listed $259,900 Active 649-char remark

    Show marketing remark (649 chars)

    Enjoy the perfect blend of comfort and convenience in this well-maintained home located in a quiet Inverness neighborhood. Recent updates include a brand new roof (2026) and a newer hot water heater, providing added peace of mind. Conveniently located near medical facilities, shopping, and a variety of dining options, making everyday living both comfortable and accessible. As an added bonus, this home is just minutes from downtown Inverness where you can enjoy events and festivals throughout the year. This home is the perfect opportunity for those seeking a small town, move-in ready home, where you can truly enjoy the best of Florida living.

19. 2026-04-14
    listed $259,900 Active

    Show marketing remark (649 chars)

    Enjoy the perfect blend of comfort and convenience in this well-maintained home located in a quiet Inverness neighborhood. Recent updates include a brand new roof (2026) and a newer hot water heater, providing added peace of mind. Conveniently located near medical facilities, shopping, and a variety of dining options, making everyday living both comfortable and accessible. As an added bonus, this home is just minutes from downtown Inverness where you can enjoy events and festivals throughout the year. This home is the perfect opportunity for those seeking a small town, move-in ready home, where you can truly enjoy the best of Florida living.

20. 2012-01-24
    soldstatus $84,400
21. 2011-05-17
    soldstatus $61,380 481-char remark

    Show marketing remark (481 chars)

    Charming 2007 3/2/2 home with 1380 living area in Inverness! Home features split floor plan, appliances, vaulted ceilings, and close to schools, shopping, and medical. Purchase home for as little as 3% down. Home approved for Homepath Renovation Financing. Owner Occupants close by June 30, 2011 and request up to 3.5% of the final sales price for closing cost assistance! Eligibility restrictions apply. Ask for more details! Visit www. suncoast2online.com for future development

22. 2010-12-30
    listed $65,250 481-char remark

    Show marketing remark (481 chars)

    Charming 2007 3/2/2 home with 1380 living area in Inverness! Home features split floor plan, appliances, vaulted ceilings, and close to schools, shopping, and medical. Purchase home for as little as 3% down. Home approved for Homepath Renovation Financing. Owner Occupants close by June 30, 2011 and request up to 3.5% of the final sales price for closing cost assistance! Eligibility restrictions apply. Ask for more details! Visit www. suncoast2online.com for future development

23. 2007-05-08
    soldstatus $149,000
24. 2007-02-08
    soldstatus $15,000

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$1,376/yr (+$115/mo · 186.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $22,627
• − Mortgage interest: −$14,278
• − Property taxes: −$740
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$7,415
• Taxable loss: −$4,701
• Est. tax savings @ 24.0%: +$1,128
• After-tax cash flow: $949/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 — Inverness Highlands North

• Score: 65/100
• State rank: #643
• US rank: #12713

Category grades

Amenities F Commute F Cost of living A+ 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: Inverness Highlands North, FL
• County: Citrus County · 111,314 people
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,621
• Household income: $57,568
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 240.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Black 3% Two or more races 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1% Other Asian/Pacific 0%

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: ▼ -103.32%
• Current HPI: 291.8965
• 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

+1599.3% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $254,900 RACC
• 2026-05-16 Price Changed $254,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $259,900 RACC
• 2012-01-24 Sold (Public Records) $84,400 Public Records
• 2011-05-17 Sold (MLS) $61,380 RACC
• 2010-12-30 Listed $65,250 RACC
• 2007-05-08 Sold (Public Records) $149,000 Public Records
• 2007-02-08 Sold (Public Records) $15,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $740 · +11.1% YoY. Source: county tax records.