11599 W Timberlane Dr · Homosassa, FL 34448

$299,000

3 bd · 2.0 ba · 1,697 sqft · SingleFamily public records · 91 Days on market

Built 1984 0.31 ac lot Est $397k · 25% under $15/mo HOA · 1% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• 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

This renovated 3-bedroom, 2-bathroom residence in Riverhaven Village offers a functional open-concept floor plan with vaulted ceilings and a wood burning fireplace. The interior features new paint and wood plank vinyl flooring throughout the great room and bedrooms. The remodeled kitchen is equipped with new stone countertops, white cabinetry, and a stainless steel appliance suite. Both bathrooms include modern updates, with new cabinetry and stone countertops in the primary suite. The property is built for long-term reliability with a 5-year-old metal roof and new mechanical equipment, including a new water heater. Situated on a corner lot, the exterior features a fenced backyard, a long driveway, and new sod and landscaping. The location is within walking distance of Riverhaven Marina and Crumps Landing, and minutes from local landmarks like Florida Cracker Kitchen and The Freezer. Residents enjoy proximity to the Nature Coast's springs and trails, while remaining a comfortable drive from Orlando theme parks and two international airports. This move-in-ready home is an exceptional opportunity in the Homosassa market.

Key facts

• Stone countertops
• Remodeled kitchen
• Fenced backyard

Tags

• OPEN-CONCEPT FLOOR PLAN
• WOOD BURNING FIREPLACE
• REMODELED KITCHEN
• STONE COUNTERTOPS
• WHITE CABINETRY
• FENCED BACKYARD

Property features AI

Finance

• Other: Homestead exemption claimed
• Financial info: No lease restrictions indicated
• HOA & community: Has HOA (Lana) with required annual fee of $180 ($15/month equivalent); Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable connected; Water connected
• Home design: Single family residence; Residential property; One-story home; Faces southwest
• Construction: Stucco construction; Metal roof; Slab foundation; Built on approximately 0.31 acres (1/4 to less than 1/2 acre)
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Stone countertops; Vaulted ceilings; Stone fireplace; Wood-burning fireplace
• Laundry & utility: Washer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-34 ($-412/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (6.3% below list).
• Recommended offer: $272k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 1.8% in Homosassa — 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 62/100 on livability (#749 in FL) — a middle-class / working-renter tenant base. Strengths: crime 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.
• Market conditions: 307 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $2,802/mo this rent would consume 73% of the median local household income ($46k/yr) (locally 113% 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 $9k 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 91 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,090 (9.0% 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 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $397,098
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4529 S Sawgrass Cir	0.09mi	3/2.0	1,823 (+7%)	5mo	$295,000	$162	79
11830 W Fisherman Ln	0.25mi	3/2.0	1,610 (-5%)	2mo	$299,000	$186	78
11583 W Riverhaven Dr	0.30mi	3/2.5	1,552 (-8%)	1mo	$400,000	$258	69
11673 W Riverhaven Dr	0.21mi	2/2.0 (-1)	1,811 (+7%)	6mo	$405,000	$224	69
4760 S Myrtle Way	0.12mi	3/2.0	1,922 (+13%)	12mo	$190,000	$99	62
11600 W Waterway Dr	0.19mi	2/2.0 (-1)	1,498 (-12%)	6mo	$350,000	$234	61
5264 S Spy Glass Pt	0.67mi	3/2.0	1,758 (+4%)	6mo	$595,000	$338	58
4951 S Driftwood Way	0.30mi	3/2.0	1,498 (-12%)	10mo	$250,000	$167	58
11439 W Waterway Dr	0.33mi	3/2.0	1,483 (-13%)	15mo	$460,000	$310	51
11511 W Riverhaven Dr	0.37mi	2/2.0 (-1)	1,493 (-12%)	10mo	$220,000	$147	50
11557 Clubview Dr	0.50mi	3/2.0	1,517 (-11%)	11mo	$444,000	$293	50
11464 W Clubview Dr	0.54mi	2/2.0 (-1)	1,493 (-12%)	3mo	$420,000	$281	48

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-50,484
• Equity at exit: $44,582

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-46,152
• Equity at exit: $25,852

Cash invested: $83,720 (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 34448

• Home prices YoY: -26.1%
• Active inventory: 307
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,802 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$114 /mo · $1,368/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-34

Break-even live

Break-even rent $2,846

Max offer price $292,933

Occupancy floor 96%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11643 W Riverhaven Dr Homosassa, FL	3.0	2.5	1821	$2,900	$1.59	21d	1	0.24mi
11639 W Riverhaven Dr Homosassa, FL	3.0	2.0	1925	$2,900	$1.51	21d	1	0.24mi
11481 W Riverhaven Dr Homosassa, FL	2.0	2.0	1149	$3,000	$2.61	21d	1	0.41mi
11459 W Riverhaven Dr Homosassa, FL	2.0	2.0	1699	$3,000	$1.77	21d	1	0.42mi
11445 W Riverhaven Dr Homosassa, FL	2.0	2.0	1493	$2,900	$1.94	21d	1	0.44mi
5230 S View Pt Homosassa, FL	2.0	2.0	1149	$2,800	$2.44	21d	1	0.57mi
5111 S Gray Pelican Way Unit 5111 Homosassa, FL	2.0	2.0	1543	$3,200	$2.07	21d	1	0.63mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: waterlandscaping

Listing history 40 events

1. 2026-06-19
   days on market $299,000 Active 91 DOM
2. 2026-06-18
   days on market $299,000 Active 90 DOM
3. 2026-06-17
   days on market $299,000 Active 89 DOM
4. 2026-06-16
   days on market $299,000 Active 88 DOM
5. 2026-06-15
   days on market $299,000 Active 87 DOM
6. 2026-06-14
   days on market $299,000 Active 85 DOM
7. 2026-06-13
   days on market $299,000 Active 84 DOM
8. 2026-06-09
   days on market $299,000 Active 81 DOM
9. 2026-06-08
   days on market $299,000 Active 80 DOM
10. 2026-06-07
    days on market $299,000 Active 79 DOM
11. 2026-06-03
    days on market $299,000 Active 75 DOM
12. 2026-06-02
    days on market $299,000 Active 74 DOM
13. 2026-06-01
    days on market $299,000 Active 73 DOM
14. 2026-05-31
    days on market $299,000 Active 72 DOM
15. 2026-05-30
    days on market $299,000 Active 71 DOM
16. 2026-04-07
    price $299,000 1136-char remark

    Show marketing remark (1136 chars)

    This renovated 3-bedroom, 2-bathroom residence in Riverhaven Village offers a functional open-concept floor plan with vaulted ceilings and a wood burning fireplace. The interior features new paint and wood plank vinyl flooring throughout the great room and bedrooms. The remodeled kitchen is equipped with new stone countertops, white cabinetry, and a stainless steel appliance suite. Both bathrooms include modern updates, with new cabinetry and stone countertops in the primary suite. The property is built for long-term reliability with a 5-year-old metal roof and new mechanical equipment, including a new water heater. Situated on a corner lot, the exterior features a fenced backyard, a long driveway, and new sod and landscaping. The location is within walking distance of Riverhaven Marina and Crumps Landing, and minutes from local landmarks like Florida Cracker Kitchen and The Freezer. Residents enjoy proximity to the Nature Coast's springs and trails, while remaining a comfortable drive from Orlando theme parks and two international airports. This move-in-ready home is an exceptional opportunity in the Homosassa market.

17. 2026-04-07
    price $299,000

    Show marketing remark (1136 chars)

    This renovated 3-bedroom, 2-bathroom residence in Riverhaven Village offers a functional open-concept floor plan with vaulted ceilings and a wood burning fireplace. The interior features new paint and wood plank vinyl flooring throughout the great room and bedrooms. The remodeled kitchen is equipped with new stone countertops, white cabinetry, and a stainless steel appliance suite. Both bathrooms include modern updates, with new cabinetry and stone countertops in the primary suite. The property is built for long-term reliability with a 5-year-old metal roof and new mechanical equipment, including a new water heater. Situated on a corner lot, the exterior features a fenced backyard, a long driveway, and new sod and landscaping. The location is within walking distance of Riverhaven Marina and Crumps Landing, and minutes from local landmarks like Florida Cracker Kitchen and The Freezer. Residents enjoy proximity to the Nature Coast's springs and trails, while remaining a comfortable drive from Orlando theme parks and two international airports. This move-in-ready home is an exceptional opportunity in the Homosassa market.

18. 2026-03-20
    listed $310,000 Active 1136-char remark

    Show marketing remark (1136 chars)

    This renovated 3-bedroom, 2-bathroom residence in Riverhaven Village offers a functional open-concept floor plan with vaulted ceilings and a wood burning fireplace. The interior features new paint and wood plank vinyl flooring throughout the great room and bedrooms. The remodeled kitchen is equipped with new stone countertops, white cabinetry, and a stainless steel appliance suite. Both bathrooms include modern updates, with new cabinetry and stone countertops in the primary suite. The property is built for long-term reliability with a 5-year-old metal roof and new mechanical equipment, including a new water heater. Situated on a corner lot, the exterior features a fenced backyard, a long driveway, and new sod and landscaping. The location is within walking distance of Riverhaven Marina and Crumps Landing, and minutes from local landmarks like Florida Cracker Kitchen and The Freezer. Residents enjoy proximity to the Nature Coast's springs and trails, while remaining a comfortable drive from Orlando theme parks and two international airports. This move-in-ready home is an exceptional opportunity in the Homosassa market.

19. 2026-03-20
    listed $310,000 Active

    Show marketing remark (1136 chars)

    This renovated 3-bedroom, 2-bathroom residence in Riverhaven Village offers a functional open-concept floor plan with vaulted ceilings and a wood burning fireplace. The interior features new paint and wood plank vinyl flooring throughout the great room and bedrooms. The remodeled kitchen is equipped with new stone countertops, white cabinetry, and a stainless steel appliance suite. Both bathrooms include modern updates, with new cabinetry and stone countertops in the primary suite. The property is built for long-term reliability with a 5-year-old metal roof and new mechanical equipment, including a new water heater. Situated on a corner lot, the exterior features a fenced backyard, a long driveway, and new sod and landscaping. The location is within walking distance of Riverhaven Marina and Crumps Landing, and minutes from local landmarks like Florida Cracker Kitchen and The Freezer. Residents enjoy proximity to the Nature Coast's springs and trails, while remaining a comfortable drive from Orlando theme parks and two international airports. This move-in-ready home is an exceptional opportunity in the Homosassa market.

20. 2026-03-12
    historical
21. 2025-11-13
    price $325,000
22. 2025-11-13
    status Active
23. 2025-11-11
    price $325,000
24. 2025-11-11
    price $300,000
25. 2025-11-11
    status Active
26. 2025-08-13
    historical
27. 2025-08-13
    historical
28. 2025-04-14
    listed $225,000 Active
29. 2025-04-14
    listed $225,000 Active
30. 2024-04-22
    soldstatus $278,000
31. 2024-04-18
    soldstatus $278,000 Closed
32. 2024-03-11
    status Pending
33. 2024-01-16
    listed $289,900 Active
34. 2020-07-28
    soldstatus $140,000
35. 2002-09-23
    soldstatus $95,000
36. 2002-09-09
    soldstatus $95,000
37. 2000-10-03
    listed $97,500
38. 1991-05-01
    soldstatus $80,000
39. 1984-05-01
    soldstatus $83,500
40. 1983-11-01
    soldstatus $12,000

ⓘ 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: $1,368 · $114/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$1,114/yr (+$93/mo · 81.5%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $33,626
• − Mortgage interest: −$16,749
• − Property taxes: −$1,368
• − Insurance: −$6,614
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − HOA: −$180
• − Depreciation: −$8,698
• Taxable loss: −$5,362
• Est. tax savings @ 24.0%: +$1,287
• After-tax cash flow: $875/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 — Homosassa

• Score: 62/100
• State rank: #749
• US rank: #16240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homosassa, FL
• County: Citrus County · 111,314 people
• City population: 29,919
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,817
• Household income: $45,916
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 113.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -110.27%
• Current HPI: 312.4302
• 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

+2391.7% since first listed

25 events — show timeline

• 2026-04-07 Price Changed $299,000 RACC
• 2026-04-07 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $310,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $310,000 RACC
• 2026-03-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Price Changed $325,000 HCAR
• 2025-11-13 Relisted — HCAR
• 2025-11-11 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-13 Listing Removed — HCAR
• 2025-08-13 Listing Removed — HCAR
• 2025-04-14 Listed $225,000 HCAR
• 2025-04-14 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-22 Sold (Public Records) $278,000 Public Records
• 2024-04-18 Sold (MLS) $278,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-01-16 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2020-07-28 Sold (Public Records) $140,000 Public Records
• 2002-09-23 Sold (Public Records) $95,000 Public Records
• 2002-09-09 Sold (MLS) $95,000 RACC
• 2000-10-03 Listed $97,500 RACC
• 1991-05-01 Sold (Public Records) $80,000 Public Records
• 1984-05-01 Sold (Public Records) $83,500 Public Records
• 1983-11-01 Sold (Public Records) $12,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,368 · -57.7% YoY. Source: county tax records.