6343 E Amity St · Inverness Highlands South, FL 34452

$100,000

3 bd · 2.0 ba · 1,861 sqft · SingleFamily public records · 16 Days on market

Built 2003 9,416 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better than a Model! Beautiful pool home only 3 years old and lots of upgrades, dramatic tile, fireplace, split plan, tray ceilings and plant shelves. Gorgeous pool & spa, low maintenance yard, close to town. A MUST SEE AT THIS PRICE!

Key facts

• Low-maintenance yard
• Private bath
• Pool and spa

Tags

• PRIVATE BATH
• AMPLE CABINET STORAGE
• LOW-MAINTENANCE YARD
• POOL AND SPA

Property features AI

Finance

• Other: Residential, medium-density zoning; Private in-ground pool with spa

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable available; Electricity available
• Home design: Single family residence; One story; Faces south
• Construction: Block and stucco construction; Shingle roof; Concrete perimeter foundation; Built on a 0.22-acre lot
• Exterior features: Sidewalk; 80 x 120 lot (paved road)

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Open floorplan; Walk-in closets; Wood-burning fireplace
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 5.0% in Inverness Highlands South — 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 68/100 on livability (#508 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, health & safety C-, schools 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.
• Market conditions: 260 active listings in the ZIP; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.
• 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.82% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.55%
• DSCR: 2.00
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $297,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 W Inverness Blvd	0.41mi	3/2.5	1,862 (+0%)	0mo	$331,999	$178	78
3565 & 3553 S Oakdale Ter	0.40mi	3/2.0	1,874 (+1%)	10mo	$335,000	$179	72
927 Cedar Ave	0.43mi	2/2.0 (-1)	1,851 (-0%)	6mo	$249,900	$135	69
6376 E Gentry St	0.35mi	2/2.0 (-1)	1,792 (-4%)	7mo	$205,000	$114	66
3339 S Highgate Pt	0.38mi	2/2.0 (-1)	1,732 (-7%)	1mo	$243,000	$140	65
109 Daisy Ln	0.36mi	3/2.0	1,642 (-12%)	4mo	$312,500	$190	60
6506 E Gurley St	0.54mi	3/2.0	1,764 (-5%)	12mo	$292,900	$166	56
3529 S Belgrave Dr	0.55mi	2/2.0 (-1)	1,738 (-7%)	4mo	$233,000	$134	55
3988 S Highlands Ave	0.73mi	4/2.0 (+1)	1,818 (-2%)	5mo	$288,990	$159	53
6595 E Amity St	0.29mi	4/2.0 (+1)	1,617 (-13%)	8mo	$279,900	$173	53
3809 S Ventura Ave	0.69mi	3/2.0	1,602 (-14%)	2mo	$215,000	$134	43
6080 E Devon Ln	0.53mi	2/2.0 (-1)	1,592 (-14%)	7mo	$254,900	$160	40

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: 15.5%
• Equity multiple: 1.62×
• Total profit: $17,471
• Equity at exit: $14,910

10-year hold

• IRR: 24.2%
• Equity multiple: 3.11×
• Total profit: $59,032
• Equity at exit: $8,646

Cash invested: $28,000 (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 34452

• Home prices YoY: -25.2%
• Active inventory: 260
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$524
• Tax from tax record: −$348 /mo · $4,178/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $526

Break-even live

Break-even rent $1,157

Max offer price $100,000

Occupancy floor 66%

Sensitivity live

Price	-10% $583	-5% $554	+0% $526	+5% $498	+10% $470
Rent	-10% $382	-5% $454	+0% $526	+5% $598	+10% $670
Rate	-1.0pp $577	-0.5pp $552	base $526	+0.5pp $500	+1.0pp $474

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3367 S Dalton Ter Inverness, FL	3.0	2.0	1357	$1,795	$1.32	21d	1	0.18mi
6874 E Culpepper Ct Inverness, FL	2.0	2.0	1233	$1,600	$1.30	21d	1	0.54mi
3521 S Belgrave Dr Inverness, FL	2.0	2.0	1554	$2,250	$1.45	21d	1	0.54mi
908 Columbia Ln Inverness, FL	3.0	2.0	1334	$1,800	$1.35	21d	1	0.61mi
608 Whitney Ave Inverness, FL	3.0	2.0	1288	$1,660	$1.29	21d	1	0.85mi
1112 Eden Dr Inverness, FL	3.0	2.0	1334	$1,750	$1.31	21d	1	1.03mi
415 W Circlewood St Inverness, FL	3.0	2.0	1621	$1,850	$1.14	21d	1	1.10mi
1017 Carnegie Dr Inverness, FL	3.0	2.0	1334	$1,800	$1.35	21d	1	1.42mi
732 Sinclair Ter Inverness, FL	3.0	2.0	1347	$1,700	$1.26	21d	1	1.46mi

Listing history 13 events

1. 2026-06-19
   days on market $100,000 Active 16 DOM
2. 2026-06-18
   days on market $100,000 Active 15 DOM
3. 2026-06-17
   days on market $100,000 Active 14 DOM
4. 2026-06-16
   days on market $100,000 Active 13 DOM
5. 2026-06-15
   days on market $100,000 Active 12 DOM
6. 2026-06-14
   days on market $100,000 Active 10 DOM
7. 2026-06-13
   days on market $100,000 Active 9 DOM
8. 2026-06-10
   days on market $100,000 Active 7 DOM
9. 2026-06-09
   days on market $100,000 Active 6 DOM
10. 2026-06-08
    days on market $100,000 Active 5 DOM
11. 2026-06-07
    days on market $100,000 Active 4 DOM
12. 2026-06-03
    remarks 686-char remark
13. 2026-06-03
    listed $100,000 Active 1 DOM

ⓘ 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: $4,178 · $348/mo
• Projected year-2 tax: $4,178 · $348/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,879
• − Mortgage interest: −$5,602
• − Property taxes: −$4,178
• − Insurance: −$500
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$2,909
• Taxable income: $5,190
• Est. tax owed @ 24.0%: −$1,246
• After-tax cash flow: $5,068/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 South

• Score: 68/100
• State rank: #508
• US rank: #9372

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C- Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inverness Highlands South, FL
• Population (ZIP): 13,729

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica, Dominican Republic
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -105.43%
• Current HPI: 312.8871
• Rent YoY: —
• Metro: —
• 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

+1940.8% since first listed

11 events — show timeline

• 2026-06-03 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2007-06-05 Sold (Public Records) $198,000 Public Records
• 2007-05-25 Sold (MLS) $198,000 RACC
• 2006-11-03 Listed $209,900 RACC
• 2006-06-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-21 Listed $244,900 Stellar MLS as Distributed by MLS Grid
• 2005-04-28 Sold (Public Records) $200,000 Public Records
• 2005-03-31 Sold (MLS) $200,000 RACC
• 2005-01-05 Listed $203,000 RACC
• 2001-09-20 Sold (MLS) $3,500 RACC
• 2001-03-10 Listed $4,900 RACC

Property tax history

+13.6%/yr

Latest (2025): $4,178 · +5.8% YoY. Source: county tax records.