1167 W Hedgewood Ln · Citrus Springs, FL 34434

$249,900

3 bd · 2.0 ba · 1,164 sqft · SingleFamily public records · 41 Days on market

Built 2019 0.32 ac lot Est $200k · 25% over

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Why this score? — see what drove the F 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 +12.2/30.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks

Welcome to this inviting 3-bedroom, 2-bath home offering comfort, functionality, and great value under $250K. Inside, you’ll find a bright and practical layout with spacious living areas, a functional kitchen, and flexible bedrooms great for a small family, guests, or a home office. Enjoy a backyard with plenty of space to relax, entertain, or make your own. In a friendly and quiet neighborhood. Conveniently located near shopping, restaurants, schools, and everyday amenities, this home is a great opportunity for first-time buyers, downsizers, or investors alike. Some photos have been virtually staged using AI to showcase the home’s potential.

Key facts

• Functional kitchen
• Backyard space
• Conveniently located

Tags

• FUNCTIONAL KITCHEN
• BACKYARD SPACE
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Total 4 parking spaces; Attached 2-car garage; Attached carport; Driveway; Paved concrete surfaces
• Security: Smoke detectors
• Utilities: Public water
• Home design: Single family residence; One story
• Construction: Stucco exterior; Block foundation; Asphalt shingle roof; Built as a residential single-family home
• Exterior features: Courtyard; Wood fencing; Corner lot; Cleared; Sloped; Rectangular lot; Wooded lot; Paved road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Pantry; Breakfast bar; Eat-in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Breakfast bar; Eat-in kitchen; High ceilings; Open floor plan; Pantry; Vaulted ceilings; Blinds and window coverings
• Laundry & utility: Laundry area in garage; Water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-49 ($-592/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (23.7% below list).
• Recommended offer: $191k (23.7% below list) — sets the bar for 1% rule.

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: health & safety C-, employment D+, amenities 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: Citrus Springs Elementary School (math 52% / reading 48%, grade D+, #1,070 of 2,144 statewide, top 51%, 817 students, 71% FRL); Lecanto Middle School (math 49% / reading 49%, grade C-, #265 of 571 statewide, top 48%, 809 students, 55% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 1242 active listings in the ZIP; 3 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 33% 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

• It's been on market 41 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $157k; list at $250k implies a 59% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,598 (23.7% 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 41 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.76% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $200,208
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7228 N Everest Ter	0.27mi	3/2.0	1,334 (+15%)	1mo	$226,000	$169	62
7135 N Everest Ter	0.25mi	3/2.0	1,272 (+9%)	14mo	$219,000	$172	61
1638 W Gainsboro Ln	0.48mi	3/2.0	1,326 (+14%)	21mo	$290,000	$219	37

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-43,711
• Equity at exit: $37,261

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-42,418
• Equity at exit: $21,607

Cash invested: $69,972 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,906 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-49

Break-even live

Break-even rent $1,968

Max offer price $241,192

Occupancy floor 98%

Sensitivity live

Price	-10% $92	-5% $21	+0% $-49	+5% $-120	+10% $-191
Rent	-10% $-200	-5% $-125	+0% $-49	+5% $26	+10% $101
Rate	-1.0pp $77	-0.5pp $14	base $-49	+0.5pp $-114	+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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7708 N Paris Dr Dunnellon, FL	3.0	2.0	1415	$1,800	$1.27	21d	1	0.56mi
7175 N Varsity Ave Citrus Springs, FL	3.0	2.0	1428	$1,795	$1.26	21d	1	0.86mi
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	21d	1	1.12mi

Listing history 18 events

1. 2026-06-19
   days on market $249,900 Active 41 DOM
2. 2026-06-18
   days on market $249,900 Active 40 DOM
3. 2026-06-17
   days on market $249,900 Active 39 DOM
4. 2026-06-16
   days on market $249,900 Active 38 DOM
5. 2026-06-15
   days on market $249,900 Active 37 DOM
6. 2026-06-14
   days on market $249,900 Active 35 DOM
7. 2026-06-13
   days on market $249,900 Active 34 DOM
8. 2026-06-09
   days on market $249,900 Active 31 DOM
9. 2026-06-08
   days on market $249,900 Active 30 DOM
10. 2026-06-07
    days on market $249,900 Active 29 DOM
11. 2026-06-03
    days on market $249,900 Active 25 DOM
12. 2026-06-02
    days on market $249,900 Active 24 DOM
13. 2026-06-01
    days on market $249,900 Active 23 DOM
14. 2026-05-31
    days on market $249,900 Active 22 DOM
15. 2026-05-30
    days on market $249,900 Active 21 DOM
16. 2026-05-08
    listed $249,900 Active
17. 2025-11-14
    price $255,000
18. 2020-02-14
    soldstatus $157,000

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$389/yr (+$32/mo · 23.1%)

ⓘ 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 · 23 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: $22,872
• − Mortgage interest: −$13,998
• − Property taxes: −$1,685
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$7,270
• Taxable loss: −$4,990
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $606/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

+59.2% since first listed

3 events — show timeline

• 2026-05-08 Listed $249,900 RACC
• 2025-11-14 Price Changed $255,000 RACC
• 2020-02-14 Sold (Public Records) $157,000 Public Records

Property tax history

+35.4%/yr

Latest (2025): $1,685 · +7.3% YoY. Source: county tax records.