9780 W Tennessee Ln · Inglis, FL 34428

$215,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 34 Days on market

Built 1984 9,592 sqft lot Est $304k · 29% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

There’s a new roof over Tennessee! This beautifully refreshed 3-bedroom, 2-bath home in the heart of Crystal River now comes with an even bigger bonus — the sellers are offering a BRAND-NEW ROOF with acceptable offer. Recently painted and professionally cleaned, this move-in ready home offers comfort, convenience, and the relaxed Nature Coast lifestyle so many buyers are searching for. Inside, you’ll find a spacious living area, tile flooring in the wet areas, durable wood-style plank flooring, and tasteful updates throughout. The home also features a newer A/C, newer water heater, and whole-house water treatment system for added peace of mind. Outside, enjoy ample parking

Key facts

• No flood zone
• New roof
• Custom deck

Tags

• NEW ROOF
• CUSTOM DECK
• FULLY FENCED BACKYARD
• NO FLOOD ZONE
• EASY ACCESS TO FISHING
• EASY ACCESS TO BOATING

Property features AI

Exterior

• Parking: Concrete driveway; Boat parking; RV access/parking
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Stucco construction; Asphalt shingle roof; Block and slab foundation; Built on one level
• Exterior features: Rectangular lot; County road frontage; Outdoor pool

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Electric oven, electric range, refrigerator, water heater; Laminate and tile flooring; Central electric cooling (heat pump for heating)
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/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 $208k (3.1% below list).
• Recommended offer: $208k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: 320 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $2,083/mo this rent would consume 49% of the median local household income ($51k/yr) (locally 264% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 34 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $105k; list at $215k implies a 105% 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; 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 $208,296 (3.1% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $303,744
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9861 W Pinespring Ct	0.51mi	3/2.0	1,225 (-9%)	6mo	$245,000	$200	56
7781 N Lazy Trl	0.69mi	3/2.0	1,366 (+2%)	12mo	$375,000	$275	55
9830 W Pomegranate St	0.68mi	3/2.0	1,456 (+8%)	5mo	$242,000	$166	51
8564 N Blarney Ter	0.64mi	3/2.0	1,454 (+8%)	8mo	$395,000	$272	50
8490 N Sue Marie Pt	0.48mi	3/2.0	1,216 (-10%)	14mo	$216,000	$178	50
9862 W Sunny Day Ct	0.68mi	2/2.0 (-1)	1,276 (-5%)	23mo	$289,000	$226	36

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-16,295
• Equity at exit: $32,057

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $9,551
• Equity at exit: $18,589

Cash invested: $60,200 (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 34428

• Home prices YoY: -15.3%
• Active inventory: 320
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,083 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$137 /mo · $1,638/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $292

Break-even live

Break-even rent $1,713

Max offer price $215,000

Occupancy floor 81%

Sensitivity live

Price	-10% $414	-5% $353	+0% $292	+5% $231	+10% $170
Rent	-10% $127	-5% $210	+0% $292	+5% $374	+10% $456
Rate	-1.0pp $400	-0.5pp $347	base $292	+0.5pp $236	+1.0pp $180

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $215,000 Active 34 DOM
2. 2026-06-18
   days on market $215,000 Active 33 DOM
3. 2026-06-17
   days on market $215,000 Active 32 DOM
4. 2026-06-16
   days on market $215,000 Active 31 DOM
5. 2026-06-15
   days on market $215,000 Active 30 DOM
6. 2026-06-14
   days on market $215,000 Active 28 DOM
7. 2026-06-13
   days on market $215,000 Active 27 DOM
8. 2026-06-09
   days on market $215,000 Active 24 DOM
9. 2026-06-08
   days on market $215,000 Active 23 DOM
10. 2026-06-07
    days on market $215,000 Active 22 DOM
11. 2026-06-03
    days on market $215,000 Active 18 DOM
12. 2026-06-02
    days on market $215,000 Active 17 DOM
13. 2026-06-01
    days on market $215,000 Active 16 DOM
14. 2026-05-31
    days on market $215,000 Active 15 DOM
15. 2026-05-30
    days on market $215,000 Active 14 DOM
16. 2026-05-15
    listed $215,000 Active
17. 2026-04-09
    price $212,000
18. 2025-06-12
    status Active
19. 2025-05-30
    historical
20. 2025-04-28
    historical $1,800
21. 2025-04-16
    price $199,000
22. 2025-04-10
    price $199,000
23. 2025-02-25
    listed $1,800
24. 2025-02-04
    price $224,900
25. 2025-01-21
    listed $229,000 Active
26. 2025-01-07
    price $229,000
27. 2019-01-25
    soldstatus $105,000
28. 2019-01-18
    soldstatus $105,000
29. 2018-12-07
    listed $109,900
30. 2016-09-21
    soldstatus $69,900
31. 2016-09-20
    soldstatus $69,900
32. 2016-05-18
    listed $69,900
33. 2013-05-01
    soldstatus $51,700
34. 2013-04-15
    soldstatus $51,700
35. 2013-03-11
    listed $56,500
36. 1989-12-01
    soldstatus $13,135
37. 1985-06-01
    soldstatus $11,300

ⓘ 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: $1,638 · $137/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$146/yr (+$12/mo · 8.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,996
• − Mortgage interest: −$12,043
• − Property taxes: −$1,638
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$6,255
• Taxable loss: −$15
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $3,507/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

• County: Citrus County · 111,314 people
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,163
• Household income: $50,779
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 264.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -57.32%
• Current HPI: 317.7637
• 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

+1802.7% since first listed

22 events — show timeline

• 2026-05-15 Listed $215,000 RACC
• 2026-04-09 Price Changed $212,000 RACC
• 2025-06-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-28 Rental Removed $1,800 RACC
• 2025-04-16 Price Changed $199,000 RACC
• 2025-04-10 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-25 Listed for Rent $1,800 RACC
• 2025-02-04 Price Changed $224,900 RACC
• 2025-01-21 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-07 Price Changed $229,000 RACC
• 2019-01-25 Sold (Public Records) $105,000 Public Records
• 2019-01-18 Sold (MLS) $105,000 RACC
• 2018-12-07 Listed $109,900 RACC
• 2016-09-21 Sold (Public Records) $69,900 Public Records
• 2016-09-20 Sold (MLS) $69,900 RACC
• 2016-05-18 Listed $69,900 RACC
• 2013-05-01 Sold (Public Records) $51,700 Public Records
• 2013-04-15 Sold (MLS) $51,700 RACC
• 2013-03-11 Listed $56,500 RACC
• 1989-12-01 Sold (Public Records) $13,135 Public Records
• 1985-06-01 Sold (Public Records) $11,300 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,638 · +78.1% YoY. Source: county tax records.