127 N Golf Harbor Path · Inverness, FL 34450

$319,000

2 bd · 2.0 ba · 1,816 sqft · Condo public records · 53 Days on market

Built 1998 $200/mo HOA · 6% of rent

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• 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

Well-maintained and nicely updated, this 2-bedroom PLUS additional flex/office room, 2-bathroom, 2 car-garage waterfront home located in the desirable deed-restricted community of the Moorings will not disappoint. The updated kitchen features Corian countertops, a pantry, ample cabinetry, appliances and eat-in area, interior laundry room including a washer and dryer for added convenience and a spacious living room enhanced with a projection system, creating the perfect space for relaxing or entertaining. Enjoy peaceful waterfront views from the 12x18 glass-enclosed porch overlooking the canal, providing a serene view. Recent updates include a new roof in 2014, A/C in 2021, and a tankless water heater in 2023, offering peace of mind for years to come. The Moorings community provides an exceptional lifestyle with HOA amenities that include a community pool and cabana, 9-hole golf course, cable and WiFi, private boat launch and storage area, street lighting, trash and yard waste services, lawn maintenance, shuffleboard courts, insurance, and well-maintained common areas. In addition, this community is ideally located just minutes from downtown Inverness, short drive to I-75, the Withlacoochee State Trail, lakes, hospitals, schools, restaurants, and everyday conveniences, this home offers the perfect combination of comfort, convenience, and waterfront lakes & rivers.

Key facts

• Corian countertops
• Updated kitchen
• Flex room

Tags

• UPDATED KITCHEN
• CORIAN COUNTERTOPS
• FLEX ROOM
• INTERIOR LAUNDRY ROOM
• SPACIOUS LIVING ROOM
• GLASS-ENCLOSED PORCH

Property features AI

Finance

• Other: Homestead exempt; On waterfront with canal/river view and freshwater canal access (approx. 82 feet of frontage)
• HOA & community: HOA: Moorings of Point O'Woods; Monthly HOA fee of $200 (includes cable TV, pool, internet, grounds maintenance, pest control, trash); Association approval required; Community amenities include golf and pool; deed restrictions apply; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage (21 x 22)
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Electricity connected
• Home design: Single family residence; One story; North-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built on less than 1/4 acre lot (approximately 0.22 acre, 82 x 110)
• Exterior features: Patio (screened); Exterior lighting; Rain gutters; Sliding doors; Landscaped yard; Paved surfaces; Public maintained road

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Living room/dining room combo; Open floorplan; Solid surface counters; Split bedroom layout; Walk-in closets; Blinds on windows
• Laundry & utility: Dedicated laundry room; Washer; Dryer; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $319k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $319k).
• Recommended offer: $309k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.9% in Inverness — 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 67/100 on livability (#564 in FL) — a middle-class / working-renter tenant base. Strengths: 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: Inverness Primary School (math 54% / reading 55%, grade C, #892 of 2,144 statewide, top 44%, 683 students, 65% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 208 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k 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 53 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $21k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; list at $319k implies a 161% 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 $309,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 8.3

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-27,522
• Equity at exit: $47,564

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $7,195
• Equity at exit: $27,581

Cash invested: $89,320 (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 34450

• Home prices YoY: -18.7%
• Active inventory: 208
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$133
• HOA: −$200
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $379

Break-even live

Break-even rent $2,720

Max offer price $319,000

Occupancy floor 83%

Sensitivity live

Price	-10% $560	-5% $470	+0% $379	+5% $289	+10% $199
Rent	-10% $126	-5% $253	+0% $379	+5% $506	+10% $632
Rate	-1.0pp $540	-0.5pp $460	base $379	+0.5pp $297	+1.0pp $213

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8515 E Gospel Island Rd Inverness, FL	3.0	2.0	1585	$3,200	$2.02	22d	1	1.27mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Likely covers: watertrashinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-19
   days on market $319,000 Active 53 DOM
2. 2026-06-18
   days on market $319,000 Active 52 DOM
3. 2026-06-17
   days on market $319,000 Active 51 DOM
4. 2026-06-16
   days on market $319,000 Active 50 DOM
5. 2026-06-15
   days on market $319,000 Active 49 DOM
6. 2026-06-14
   days on market $319,000 Active 47 DOM
7. 2026-06-13
   days on market $319,000 Active 46 DOM
8. 2026-06-09
   days on market $319,000 Active 43 DOM
9. 2026-06-08
   days on market $319,000 Active 42 DOM
10. 2026-06-07
    days on market $319,000 Active 41 DOM
11. 2026-06-03
    days on market $319,000 Active 37 DOM
12. 2026-06-02
    days on market $319,000 Active 36 DOM
13. 2026-06-01
    pricedays on market $319,000 Active 35 DOM
14. 2026-05-31
    days on market $323,900 Active 34 DOM
15. 2026-05-30
    days on market $323,900 Active 33 DOM
16. 2026-05-04
    price $323,900

    Show marketing remark (1391 chars)

    Well-maintained and nicely updated, this 2-bedroom PLUS additional flex/office room, 2-bathroom, 2 car-garage waterfront home located in the desirable deed-restricted community of the Moorings will not disappoint. The updated kitchen features Corian countertops, a pantry, ample cabinetry, appliances and eat-in area, interior laundry room including a washer and dryer for added convenience and a spacious living room enhanced with a projection system, creating the perfect space for relaxing or entertaining. Enjoy peaceful waterfront views from the 12x18 glass-enclosed porch overlooking the canal, providing a serene view. Recent updates include a new roof in 2014, A/C in 2021, and a tankless water heater in 2023, offering peace of mind for years to come. The Moorings community provides an exceptional lifestyle with HOA amenities that include a community pool and cabana, 9-hole golf course, cable and WiFi, private boat launch and storage area, street lighting, trash and yard waste services, lawn maintenance, shuffleboard courts, insurance, and well-maintained common areas. In addition, this community is ideally located just minutes from downtown Inverness, short drive to I-75, the Withlacoochee State Trail, lakes, hospitals, schools, restaurants, and everyday conveniences, this home offers the perfect combination of comfort, convenience, and waterfront lakes & rivers.

17. 2026-05-04
    price $323,900 1391-char remark

    Show marketing remark (1391 chars)

    Well-maintained and nicely updated, this 2-bedroom PLUS additional flex/office room, 2-bathroom, 2 car-garage waterfront home located in the desirable deed-restricted community of the Moorings will not disappoint. The updated kitchen features Corian countertops, a pantry, ample cabinetry, appliances and eat-in area, interior laundry room including a washer and dryer for added convenience and a spacious living room enhanced with a projection system, creating the perfect space for relaxing or entertaining. Enjoy peaceful waterfront views from the 12x18 glass-enclosed porch overlooking the canal, providing a serene view. Recent updates include a new roof in 2014, A/C in 2021, and a tankless water heater in 2023, offering peace of mind for years to come. The Moorings community provides an exceptional lifestyle with HOA amenities that include a community pool and cabana, 9-hole golf course, cable and WiFi, private boat launch and storage area, street lighting, trash and yard waste services, lawn maintenance, shuffleboard courts, insurance, and well-maintained common areas. In addition, this community is ideally located just minutes from downtown Inverness, short drive to I-75, the Withlacoochee State Trail, lakes, hospitals, schools, restaurants, and everyday conveniences, this home offers the perfect combination of comfort, convenience, and waterfront lakes & rivers.

18. 2026-04-27
    listed $339,900 Active
19. 2026-04-23
    listed $339,900 Active 1391-char remark

    Show marketing remark (1391 chars)

    Well-maintained and nicely updated, this 2-bedroom PLUS additional flex/office room, 2-bathroom, 2 car-garage waterfront home located in the desirable deed-restricted community of the Moorings will not disappoint. The updated kitchen features Corian countertops, a pantry, ample cabinetry, appliances and eat-in area, interior laundry room including a washer and dryer for added convenience and a spacious living room enhanced with a projection system, creating the perfect space for relaxing or entertaining. Enjoy peaceful waterfront views from the 12x18 glass-enclosed porch overlooking the canal, providing a serene view. Recent updates include a new roof in 2014, A/C in 2021, and a tankless water heater in 2023, offering peace of mind for years to come. The Moorings community provides an exceptional lifestyle with HOA amenities that include a community pool and cabana, 9-hole golf course, cable and WiFi, private boat launch and storage area, street lighting, trash and yard waste services, lawn maintenance, shuffleboard courts, insurance, and well-maintained common areas. In addition, this community is ideally located just minutes from downtown Inverness, short drive to I-75, the Withlacoochee State Trail, lakes, hospitals, schools, restaurants, and everyday conveniences, this home offers the perfect combination of comfort, convenience, and waterfront lakes & rivers.

20. 2013-10-24
    soldstatus $122,000
21. 2013-09-23
    historical
22. 2013-02-23
    historical
23. 2013-02-08
    historical
24. 2013-02-04
    listed $129,900
25. 2013-01-04
    listed $129,900
26. 2012-10-23
    listed $126,900
27. 2002-03-04
    soldstatus $129,900
28. 2002-02-28
    soldstatus $129,900
29. 2001-01-09
    listed $129,900

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $2,648 · $221/mo
• Expected delta: +$932/yr (+$78/mo · 54.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $38,400
• − Mortgage interest: −$17,869
• − Property taxes: −$1,715
• − Insurance: −$1,595
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − HOA: −$2,400
• − Depreciation: −$9,280
• Taxable loss: −$603
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $4,696/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

• Score: 67/100
• State rank: #564
• US rank: #10791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,621
• Population (ZIP): 10,408

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 8% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% Tagalog/Filipino 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: ▼ -72.56%
• Current HPI: 315.9725
• 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

+149.3% since first listed

14 events — show timeline

• 2026-05-04 Price Changed $323,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $323,900 RACC
• 2026-04-27 Listed $339,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $339,900 RACC
• 2013-10-24 Sold (Public Records) $122,000 Public Records
• 2013-09-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-02-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-02-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-02-04 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2013-01-04 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2012-10-23 Listed $126,900 Stellar MLS as Distributed by MLS Grid
• 2002-03-04 Sold (Public Records) $129,900 Public Records
• 2002-02-28 Sold (MLS) $129,900 RACC
• 2001-01-09 Listed $129,900 RACC

Property tax history

+2.1%/yr

Latest (2025): $1,715 · +6.1% YoY. Source: county tax records.