9201 N Caressa Way · Citrus Springs, FL 34434

$233,000

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 6 Days on market

Built 1971 7,500 sqft lot Est $225k · 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 +13.8/30.0
• ARV discount +5.9/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.1/10.0

Listing remarks MLS

Well-maintained 3BR/2BA Pool home in Citrus Springs with numerous recent upgrades. Features a spacious open living/dining area and functional kitchen with breakfast bar. Metal roof installed in 2022. Pool resurfaced in 2021. Paved walkways added to the front entry and pool area. Fully fenced backyard with 6-ft privacy fence. Exterior and interior electrical panels recently updated to code. HVAC replaced in 2017 with a Goodman 14 SEER 3.5-ton split system. Recently painted inside and outside. Outdoor space includes a beautiful pool and patio area suitable for outdoor activities and entertaining. Located on a low-traffic street with easy access to area amenities including parks, golf, and trails. Ideal for year-round or seasonal living. Come enjoy the Florida lifestyle!

Key facts

• 7,500 sq ft lot
• Garage
• Pool

Property features AI

Finance

• Other: Private in-ground pool; Lot approximately 0.17 acres; Property zoned PDR; No community development district (CDD) indicated
• Financial info: Homestead exempt
• HOA & community: Deed restrictions; Pets allowed: cats and dogs

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Single-family residence; One level; Faces west; Residential property
• Construction: Block, concrete, and stucco construction; Metal roof; Slab foundation; Built with approximately 1,372 living area (per public records)
• Exterior features: Sidewalk; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• 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 $233k.

Deal economics

• At list price, monthly cash flow is $21 ($254/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 $177k (24.0% below list).
• Recommended offer: $177k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.1% in Citrus Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools C-, health & safety C-, employment D+.
• 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.
• Market conditions: 1242 active listings in the ZIP; 27 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 31% 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 $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; list at $233k implies a 195% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,076 (24.0% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.76% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $225,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1926 W Belgrade Dr	0.31mi	4/2.0 (+1)	1,397 (+2%)	2mo	$220,000	$157	76
9074 N Golfview Dr	0.36mi	3/2.0	1,465 (+7%)	1mo	$220,000	$150	71
9072 N Arcadia Way	0.30mi	3/2.0	1,498 (+9%)	0mo	$280,000	$187	71
1774 W Water Lily Dr	0.57mi	3/2.0	1,402 (+2%)	2mo	$239,900	$171	68
2306 W Menores Dr	0.37mi	3/2.0	1,264 (-8%)	3mo	$210,000	$166	67
2420 W Menores Dr	0.38mi	3/2.0	1,264 (-8%)	3mo	$213,900	$169	67
2434 W Menores Dr	0.38mi	3/2.0	1,264 (-8%)	3mo	$205,000	$162	66
9816 N Allison Dr	0.61mi	4/2.0 (+1)	1,411 (+3%)	1mo	$225,000	$159	61
8830 N Salina Dr	0.38mi	4/2.0 (+1)	1,503 (+10%)	1mo	$245,000	$163	60
9180 N Fawn Way	0.66mi	3/2.0	1,462 (+7%)	0mo	$239,160	$164	58
1952 W Beach Plum Dr	0.49mi	3/2.0	1,529 (+11%)	1mo	$260,000	$170	57
9138 N Alpinia Dr	0.43mi	3/2.0	1,554 (+13%)	2mo	$239,990	$154	56

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-36,522
• Equity at exit: $34,741

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-30,535
• Equity at exit: $20,146

Cash invested: $65,240 (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 34434

• Home prices YoY: -2.9%
• Active inventory: 1242
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$1,222
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $21

Break-even live

Break-even rent $1,744

Max offer price $233,000

Occupancy floor 94%

Sensitivity live

Price	-10% $153	-5% $87	+0% $21	+5% $-45	+10% $-111
Rent	-10% $-119	-5% $-49	+0% $21	+5% $91	+10% $161
Rate	-1.0pp $139	-0.5pp $80	base $21	+0.5pp $-39	+1.0pp $-101

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: $58,250
• Closing costs: $6,990
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2330 W Juan Vega Ln Dunnellon, FL	3.0	2.0	1204	$1,675	$1.39	21d	1	0.15mi
9081 N Golfview Dr Citrus Springs, FL	3.0	1.5	1374	$1,400	$1.02	21d	1	0.37mi
9305 N Citrus Springs Blvd Citrus Springs, FL	3.0	2.0	1411	$1,800	$1.28	21d	1	0.39mi
9205 N Fawn Way Citrus Springs, FL	3.0	2.0	1428	$1,750	$1.23	21d	1	0.60mi
2907 W Camilo Dr Citrus Springs, FL	4.0	2.0	1449	$1,795	$1.24	21d	1	0.72mi
9545 N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	21d	1	0.81mi
9730 N Elkcam Blvd Citrus Springs, FL	4.0	2.0	1672	$1,785	$1.07	21d	1	0.83mi
9543B N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	21d	1	0.84mi
9475 N Camel Dr Dunnellon, FL	3.0	2.0	1670	$1,800	$1.08	21d	1	0.91mi
9271 N Peachtree Way Unit 9271 Citrus Springs, FL	2.0	2.0	900	$1,300	$1.44	21d	1	0.99mi
9298 N Mendoza Way Citrus Springs, FL	3.0	2.0	1350	$1,800	$1.33	21d	1	1.01mi
9337 N Mendoza Way Citrus Springs, FL	2.0	2.0	984	$1,275	$1.30	21d	1	1.02mi
9127 N Justa Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	21d	1	1.03mi
9437 N Travis Dr Citrus Springs, FL	2.0	2.0	972	$1,325	$1.36	21d	1	1.06mi
9262 N Travis Dr Citrus Springs, FL	2.0	2.0	984	$1,395	$1.42	21d	1	1.10mi
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	21d	1	1.10mi
9995 N Sandree Dr Citrus Springs, FL	3.0	2.0	1453	$1,895	$1.30	21d	1	1.11mi
9018 N Mendoza Way Citrus Springs, FL	2.0	2.0	1225	$1,499	$1.22	21d	1	1.18mi
3036 W Akron Pl Citrus Springs, FL	4.0	2.0	1833	$2,000	$1.09	21d	1	1.21mi
8596 N Spartan Dr Citrus Springs, FL	4.0	2.0	1833	$2,000	$1.09	21d	1	1.23mi
9676 N Jourden Dr Citrus Springs, FL	3.0	2.0	1353	$1,750	$1.29	21d	1	1.23mi
8006 N Voyager Dr Citrus Springs, FL	4.0	2.0	1636	$1,899	$1.16	21d	1	1.29mi
904 W Rum Pl Dunnellon, FL	3.0	2.0	1453	$1,699	$1.17	21d	1	1.39mi
1924 W Roseboro Dr Dunnellon, FL	4.0	2.0	1449	$1,795	$1.24	21d	1	1.42mi
3584 W Burgandy Dr Citrus Springs, FL	3.0	2.0	1413	$1,699	$1.20	21d	1	1.46mi
8030 N Galena Ave Citrus Springs, FL	4.0	2.0	1833	$2,150	$1.17	21d	1	1.47mi
754 W Deacon Pl Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	21d	1	1.48mi

Listing history 17 events

1. 2026-06-19
   days on market $233,000 Active 6 DOM
2. 2026-06-18
   days on market $233,000 Active 5 DOM
3. 2026-06-17
   days on market $233,000 Active 4 DOM
4. 2026-06-16
   days on market $233,000 Active 3 DOM
5. 2026-06-15
   days on market $233,000 Active 2 DOM
6. 2026-06-14
   pricedays on marketlisting id $233,000 Active 1 DOM
7. 2026-06-01
   days on marketlisting id $245,000 Active 283 DOM
8. 2026-05-31
   days on market $245,000 Active 285 DOM
9. 2026-05-30
   days on market $245,000 Active 284 DOM
10. 2026-01-13
    price $245,000 778-char remark

    Show marketing remark (778 chars)

    Well-maintained 3BR/2BA Pool home in Citrus Springs with numerous recent upgrades. Features a spacious open living/dining area and functional kitchen with breakfast bar. Metal roof installed in 2022. Pool resurfaced in 2021. Paved walkways added to the front entry and pool area. Fully fenced backyard with 6-ft privacy fence. Exterior and interior electrical panels recently updated to code. HVAC replaced in 2017 with a Goodman 14 SEER 3.5-ton split system. Recently painted inside and outside. Outdoor space includes a beautiful pool and patio area suitable for outdoor activities and entertaining. Located on a low-traffic street with easy access to area amenities including parks, golf, and trails. Ideal for year-round or seasonal living. Come enjoy the Florida lifestyle!

11. 2026-01-13
    price $245,000

    Show marketing remark (778 chars)

    Well-maintained 3BR/2BA Pool home in Citrus Springs with numerous recent upgrades. Features a spacious open living/dining area and functional kitchen with breakfast bar. Metal roof installed in 2022. Pool resurfaced in 2021. Paved walkways added to the front entry and pool area. Fully fenced backyard with 6-ft privacy fence. Exterior and interior electrical panels recently updated to code. HVAC replaced in 2017 with a Goodman 14 SEER 3.5-ton split system. Recently painted inside and outside. Outdoor space includes a beautiful pool and patio area suitable for outdoor activities and entertaining. Located on a low-traffic street with easy access to area amenities including parks, golf, and trails. Ideal for year-round or seasonal living. Come enjoy the Florida lifestyle!

12. 2025-08-21
    listed $250,000 Active 778-char remark

    Show marketing remark (778 chars)

    Well-maintained 3BR/2BA Pool home in Citrus Springs with numerous recent upgrades. Features a spacious open living/dining area and functional kitchen with breakfast bar. Metal roof installed in 2022. Pool resurfaced in 2021. Paved walkways added to the front entry and pool area. Fully fenced backyard with 6-ft privacy fence. Exterior and interior electrical panels recently updated to code. HVAC replaced in 2017 with a Goodman 14 SEER 3.5-ton split system. Recently painted inside and outside. Outdoor space includes a beautiful pool and patio area suitable for outdoor activities and entertaining. Located on a low-traffic street with easy access to area amenities including parks, golf, and trails. Ideal for year-round or seasonal living. Come enjoy the Florida lifestyle!

13. 2025-08-19
    listed $250,000 Active
14. 2010-12-21
    soldstatus $79,000
15. 2010-12-17
    soldstatus $79,000 236-char remark

    Show marketing remark (236 chars)

    POOL HOME !! Affordable 3 bed, 2 bath, pool home w/ fenced yard in Citrus Springs. New carpet, fresh paint in and out, new tile countertops, new appliances, new fixtures, new privacy fence. Very nice home with a nice pool area to enjoy.

16. 2010-09-24
    listed $81,900 236-char remark

    Show marketing remark (236 chars)

    POOL HOME !! Affordable 3 bed, 2 bath, pool home w/ fenced yard in Citrus Springs. New carpet, fresh paint in and out, new tile countertops, new appliances, new fixtures, new privacy fence. Very nice home with a nice pool area to enjoy.

17. 2010-05-19
    soldstatus $48,000

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $1,934 · $161/mo
• Expected delta: +$1,229/yr (+$102/mo · 174.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 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: $21,249
• − Mortgage interest: −$13,052
• − Property taxes: −$705
• − Insurance: −$1,165
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$6,778
• Taxable loss: −$3,850
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $1,179/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

+410.4% since first listed

8 events — show timeline

• 2026-01-13 Price Changed $245,000 RACC
• 2026-01-13 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-21 Listed $250,000 RACC
• 2025-08-19 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2010-12-21 Sold (Public Records) $79,000 Public Records
• 2010-12-17 Sold (MLS) $79,000 RACC
• 2010-09-24 Listed $81,900 RACC
• 2010-05-19 Sold (Public Records) $48,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $705 · +8.7% YoY. Source: county tax records.