9488 N Sandree Dr · Citrus Springs, FL 34434

$209,900

2 bd · 1.5 ba · 1,103 sqft · SingleFamily public records · 104 Days on market

Built 1981 0.33 ac lot Est $210k · at est.

---

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 +13.5/30.0
• ARV discount +7.4/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.1/10.0

Listing remarks MLS

Looking for a solid home with room for everyone to spread out? This one delivers! Step inside and enjoy 2 bedrooms, 2 full bathrooms, a bright living room, a spacious kitchen, nicely upgraded garage that can be a versatile bonus room perfect for hobbies, an office, extra hangout space or as a standard garage. Outside, you’ll love the open back patio and the huge storage building—plenty of room for tools, toys, and all your gear. The location gives you the best of both worlds: peaceful, quiet living with that “away from it all” feel, yet you’re less than 15 minutes from restaurants, shops, grocery stores, and Walmart. And for the nature lovers, you’re just minutes from a beautiful trail where you can walk, run, or bike for miles. Want something move-in ready? The interior has been freshly painted, so all you need to do is bring your things and settle in. Come check it out—this one has the space, the location, and the lifestyle you’ve been looking for!

Key facts

• Spacious kitchen
• Bright living room
• Versatile bonus room

Tags

• BRIGHT LIVING ROOM
• SPACIOUS KITCHEN
• VERSATILE BONUS ROOM
• OPEN BACK PATIO
• HUGE STORAGE BUILDING

Property features AI

Finance

• Other: Homestead exempt; Lease restrictions not indicated; Unfurnished
• HOA & community: No HOA association reported

Exterior

• Parking: Asphalt road access
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Single-family residence; One-story; Faces east
• Construction: Block construction; Shingle roof; Slab foundation; Built on public records
• Exterior features: Patio; Private mailbox; Sliding doors; Storage

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Walk-in closet(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $7 ($85/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 $158k (24.8% below list).
• Recommended offer: $158k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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 High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 1247 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $6k 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 104 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $39k; list at $210k implies a 438% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,947 (24.8% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.75% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $209,570
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9480 N Akola Way	0.06mi	3/2.0 (+1)	1,094 (-1%)	15mo	$215,000	$197	76
9612 N Jackson Way	0.61mi	3/2.0 (+1)	1,133 (+3%)	4mo	$210,000	$185	56
9953 N Sandree Dr	0.60mi	2/2.0	1,062 (-4%)	15mo	$200,000	$188	51
1305 W Sorrento Dr	0.65mi	3/1.5 (+1)	1,200 (+9%)	5mo	$179,000	$149	46
9063 N Sandree Dr	0.50mi	3/2.0 (+1)	1,220 (+11%)	16mo	$260,000	$213	39
8895 N Circular Way	0.63mi	3/2.0 (+1)	1,243 (+13%)	13mo	$236,500	$190	31

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-33,666
• Equity at exit: $31,297

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-29,161
• Equity at exit: $18,148

Cash invested: $58,772 (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: 1247
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$52 /mo · $630/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $7

Break-even live

Break-even rent $1,570

Max offer price $209,900

Occupancy floor 95%

Sensitivity live

Price	-10% $126	-5% $67	+0% $7	+5% $-52	+10% $-112
Rent	-10% $-118	-5% $-55	+0% $7	+5% $69	+10% $132
Rate	-1.0pp $113	-0.5pp $60	base $7	+0.5pp $-47	+1.0pp $-103

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
754 W Deacon Pl Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	22d	1	0.37mi
9676 N Jourden Dr Citrus Springs, FL	3.0	2.0	1353	$1,750	$1.29	22d	1	0.38mi
9262 N Travis Dr Citrus Springs, FL	2.0	2.0	984	$1,395	$1.42	22d	1	0.44mi
9437 N Travis Dr Citrus Springs, FL	2.0	2.0	972	$1,325	$1.36	22d	1	0.44mi
9337 N Mendoza Way Citrus Springs, FL	2.0	2.0	984	$1,275	$1.30	22d	1	0.48mi
9298 N Mendoza Way Citrus Springs, FL	3.0	2.0	1350	$1,800	$1.33	22d	1	0.50mi
9271 N Peachtree Way Unit 9271 Citrus Springs, FL	2.0	2.0	900	$1,300	$1.44	22d	1	0.52mi
9018 N Mendoza Way Citrus Springs, FL	2.0	2.0	1225	$1,499	$1.22	22d	1	0.57mi
9995 N Sandree Dr Citrus Springs, FL	3.0	2.0	1453	$1,895	$1.30	22d	1	0.58mi
9543B N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	22d	1	0.71mi
9545 N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	22d	1	0.73mi
904 W Rum Pl Dunnellon, FL	3.0	2.0	1453	$1,699	$1.17	22d	1	0.75mi
9924 N Country Club Way Citrus Springs, FL	3.0	2.0	1473	$1,795	$1.22	22d	1	0.76mi
8267 N Santos Dr Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	22d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   status $209,900 Pending 104 DOM
2. 2026-06-18
   days on market $209,900 Active 104 DOM
3. 2026-06-17
   days on market $209,900 Active 103 DOM
4. 2026-06-16
   days on market $209,900 Active 102 DOM
5. 2026-06-15
   price $209,900 Active 101 DOM
6. 2026-06-15
   days on market $219,900 Active 101 DOM
7. 2026-06-14
   days on market $219,900 Active 99 DOM
8. 2026-06-13
   days on market $219,900 Active 98 DOM
9. 2026-06-09
   days on market $219,900 Active 95 DOM
10. 2026-06-08
    days on market $219,900 Active 94 DOM
11. 2026-06-03
    days on market $219,900 Active 89 DOM
12. 2026-06-02
    days on market $219,900 Active 88 DOM
13. 2026-06-01
    days on market $219,900 Active 87 DOM
14. 2026-05-31
    days on market $219,900 Active 86 DOM
15. 2026-05-30
    days on market $219,900 Active 85 DOM
16. 2026-03-19
    listed $219,900 Active 1012-char remark

    Show marketing remark (1012 chars)

    Looking for a solid home with room for everyone to spread out? This one delivers! Step inside and enjoy 2 bedrooms, 2 full bathrooms, a bright living room, a spacious kitchen, nicely upgraded garage that can be a versatile bonus room perfect for hobbies, an office, extra hangout space or as a standard garage. Outside, you’ll love the open back patio and the huge storage building—plenty of room for tools, toys, and all your gear. The location gives you the best of both worlds: peaceful, quiet living with that “away from it all” feel, yet you’re less than 15 minutes from restaurants, shops, grocery stores, and Walmart. And for the nature lovers, you’re just minutes from a beautiful trail where you can walk, run, or bike for miles. Want something move-in ready? The interior has been freshly painted, so all you need to do is bring your things and settle in. Come check it out—this one has the space, the location, and the lifestyle you’ve been looking for!

17. 2026-03-06
    listed $219,900 Active
18. 1999-11-22
    soldstatus $39,000

ⓘ 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: $630 · $52/mo
• Projected year-2 tax: $1,742 · $145/mo
• Expected delta: +$1,112/yr (+$93/mo · 176.6%)

ⓘ 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 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,954
• − Mortgage interest: −$11,758
• − Property taxes: −$630
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$6,106
• Taxable loss: −$3,622
• Est. tax savings @ 24.0%: +$869
• After-tax cash flow: $954/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

+463.8% since first listed

3 events — show timeline

• 2026-03-19 Listed $219,900 RACC
• 2026-03-06 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 1999-11-22 Sold (Public Records) $39,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $630 · +9.4% YoY. Source: county tax records.