8969 W Candleglow St · Inglis, FL 34428

$238,000

4 bd · 2.0 ba · 1,768 sqft · Land · 43 Days on market

Built 2025 1.30 ac lot

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• 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 MLS

1.30 Acres NOT in the flood zone on a PAVED ROAD! Much larger than other 1 acre lots available!. Priced to sell quickly! The perfect combination of peace, privacy, and easy access to town. Bring your Mobile Home/Manufactured Home, or Site Built home. NO HOA fees. Near many of Florida's incredible crystal clear natural springs. Offering sandy beaches for swimmers, kayak launches, boardwalk for viewing manatees. Waterfront Restaurants, Shopping, Biking trails, Festivals and so much more. Sunset views nearby on the ocean! Buyers to verify all above details with the county as to suitability. Zoning is CLRMH.

Key facts

• Open floor plan
• Spacious kitchen
• Separate shower

Tags

• CORNER LOT
• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• WALK IN CLOSET
• GARDEN TUB
• SEPARATE SHOWER

Property features AI

Exterior

• Parking: Unassigned parking
• Security: Smoke detector(s)
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured home (double wide); One story; New construction
• Construction: Asphalt shingle roof; Manufactured construction
• Exterior features: Asphalt shingle roof; Corner lot; Public and private road access

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Range hood
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Walk-in closet(s); Blinds and other window coverings

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $238k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/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 $234k (1.5% below list).
• Recommended offer: $231k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Rock Crusher Elementary School (math 70% / reading 56%, grade B, #582 of 2,144 statewide, top 28%, 665 students, 68% 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 $2,343/mo this rent would consume 55% 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 $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

• It's been on market 43 days — a 3% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $45k; list at $238k implies a 429% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,860 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.98% ✗
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 8.5

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-13,705
• Equity at exit: $35,487

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $19,860
• Equity at exit: $20,578

Cash invested: $66,640 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,248
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$99
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $392

Break-even live

Break-even rent $1,848

Max offer price $238,000

Occupancy floor 78%

Sensitivity live

Price	-10% $526	-5% $459	+0% $392	+5% $324	+10% $257
Rent	-10% $206	-5% $299	+0% $392	+5% $484	+10% $577
Rate	-1.0pp $511	-0.5pp $452	base $392	+0.5pp $330	+1.0pp $267

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   pricedays on market $238,000 Active 43 DOM
2. 2026-06-18
   days on market $239,000 Active 42 DOM
3. 2026-06-17
   days on market $239,000 Active 41 DOM
4. 2026-06-16
   days on market $239,000 Active 40 DOM
5. 2026-06-15
   days on market $239,000 Active 39 DOM
6. 2026-06-14
   days on market $239,000 Active 37 DOM
7. 2026-06-13
   pricedays on market $239,000 Active 36 DOM
8. 2026-06-09
   days on market $239,990 Active 33 DOM
9. 2026-06-08
   days on market $239,990 Active 32 DOM
10. 2026-06-07
    days on market $239,990 Active 31 DOM
11. 2026-06-03
    days on market $239,990 Active 27 DOM
12. 2026-06-02
    days on market $239,990 Active 26 DOM
13. 2026-06-01
    days on market $239,990 Active 25 DOM
14. 2026-05-31
    days on market $239,990 Active 24 DOM
15. 2026-05-30
    days on market $239,990 Active 23 DOM
16. 2026-05-20
    price $239,990
17. 2026-05-16
    price $243,900
18. 2026-05-13
    price $244,000
19. 2026-05-07
    listed $245,000 Active
20. 2026-04-02
    price $249,900
21. 2026-03-07
    price $250,000
22. 2026-02-23
    price $252,000
23. 2026-02-16
    price $255,000
24. 2026-02-02
    price $258,000
25. 2024-10-16
    soldstatus $45,000
26. 2024-06-23
    soldstatus $38,000 Closed 611-char remark

    Show marketing remark (611 chars)

    1.30 Acres NOT in the flood zone on a PAVED ROAD! Much larger than other 1 acre lots available!. Priced to sell quickly! The perfect combination of peace, privacy, and easy access to town. Bring your Mobile Home/Manufactured Home, or Site Built home. NO HOA fees. Near many of Florida's incredible crystal clear natural springs. Offering sandy beaches for swimmers, kayak launches, boardwalk for viewing manatees. Waterfront Restaurants, Shopping, Biking trails, Festivals and so much more. Sunset views nearby on the ocean! Buyers to verify all above details with the county as to suitability. Zoning is CLRMH.

27. 2024-05-20
    status Pending 611-char remark

    Show marketing remark (611 chars)

    1.30 Acres NOT in the flood zone on a PAVED ROAD! Much larger than other 1 acre lots available!. Priced to sell quickly! The perfect combination of peace, privacy, and easy access to town. Bring your Mobile Home/Manufactured Home, or Site Built home. NO HOA fees. Near many of Florida's incredible crystal clear natural springs. Offering sandy beaches for swimmers, kayak launches, boardwalk for viewing manatees. Waterfront Restaurants, Shopping, Biking trails, Festivals and so much more. Sunset views nearby on the ocean! Buyers to verify all above details with the county as to suitability. Zoning is CLRMH.

28. 2024-03-12
    listed $59,900 Active 611-char remark

    Show marketing remark (611 chars)

    1.30 Acres NOT in the flood zone on a PAVED ROAD! Much larger than other 1 acre lots available!. Priced to sell quickly! The perfect combination of peace, privacy, and easy access to town. Bring your Mobile Home/Manufactured Home, or Site Built home. NO HOA fees. Near many of Florida's incredible crystal clear natural springs. Offering sandy beaches for swimmers, kayak launches, boardwalk for viewing manatees. Waterfront Restaurants, Shopping, Biking trails, Festivals and so much more. Sunset views nearby on the ocean! Buyers to verify all above details with the county as to suitability. Zoning is CLRMH.

29. 2023-12-29
    soldstatus $25,500
30. 2023-12-28
    soldstatus $25,500
31. 2023-12-28
    listed $25,500
32. 2023-09-11
    soldstatus $37,500
33. 2014-10-16
    soldstatus $11,600
34. 2014-07-25
    soldstatus $17,000
35. 2014-07-16
    soldstatus $6,000
36. 2014-05-21
    listed $7,000

ⓘ 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: $551 · $46/mo
• Projected year-2 tax: $1,975 · $165/mo
• Expected delta: +$1,424/yr (+$119/mo · 258.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $28,120
• − Mortgage interest: −$13,332
• − Property taxes: −$551
• − Insurance: −$1,988
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − Depreciation: −$6,924
• Taxable income: $827
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $4,500/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

+3328.4% since first listed

21 events — show timeline

• 2026-05-20 Price Changed $239,990 RACC
• 2026-05-16 Price Changed $243,900 RACC
• 2026-05-13 Price Changed $244,000 RACC
• 2026-05-07 Listed $245,000 RACC
• 2026-04-02 Price Changed $249,900 RACC
• 2026-03-07 Price Changed $250,000 RACC
• 2026-02-23 Price Changed $252,000 RACC
• 2026-02-16 Price Changed $255,000 RACC
• 2026-02-02 Price Changed $258,000 RACC
• 2024-10-16 Sold (Public Records) $45,000 Public Records
• 2024-06-23 Sold (MLS) $38,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-03-12 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2023-12-29 Sold (Public Records) $25,500 Public Records
• 2023-12-28 Listed $25,500 Stellar MLS as Distributed by MLS Grid
• 2023-12-28 Sold (MLS) $25,500 Stellar MLS as Distributed by MLS Grid
• 2023-09-11 Sold (Public Records) $37,500 Public Records
• 2014-10-16 Sold (Public Records) $11,600 Public Records
• 2014-07-25 Sold (Public Records) $17,000 Public Records
• 2014-07-16 Sold (MLS) $6,000 RACC
• 2014-05-21 Listed $7,000 RACC

Property tax history

+18.0%/yr

Latest (2025): $551 · +23.1% YoY. Source: county tax records.