25 W Lemon St · Beverly Hills, FL 34465

$119,900

1 bd · 1.0 ba · 768 sqft · SingleFamily public records · 19 Days on market

Built 1965 6,534 sqft lot Est $137k · 12% under

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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 +22.8/30.0
• ARV discount +13.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS!! THIS 1 BEDROOM, 1 BATH RANCH HOME W/ DEN NEEDS IMMEDIATE ATTENTION. FEATURES INCLUDE GLASS ENCLOSED FRONT PORCH, FENCED BACK YARD, NICE TREES. THIS WILL MAKE A GREAT SEASONAL OR LONG TERM RENTAL PROPERTY. THIS PROPERTY IS BEING SOLD "AS IS" WITH RIGHT TO INSPECT.

Key facts

• 2024 windows
• New exterior doors
• 2024 roof

Tags

• 2024 ROOF
• 2024 WINDOWS
• NEW EXTERIOR DOORS
• OVERSIZED SHED WITH POWER

Property features AI

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Stucco construction; Asphalt shingle roof; Block and slab foundation; Built for residential use
• Exterior features: Cleared, rectangular lot; Paved road access; Outdoor pool

Interior

• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Carpet and tile flooring; No built-in appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.8% in Beverly Hills — 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 64/100 on livability (#666 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Central Ridge Elementary School (math 41% / reading 44%, grade F, #1,383 of 2,144 statewide, top 65%, 723 students, 64% FRL); Citrus Springs Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 821 students, 59% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 396 active listings in the ZIP; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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 19 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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.
• Current owner paid $98k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $136,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 N Wadsworth Ave	0.05mi	2/1.5 (+1)	832 (+8%)	6mo	$160,000	$192	72
11 S Barbour St	0.35mi	2/1.0 (+1)	808 (+5%)	8mo	$130,000	$161	63
12 N Monroe St	0.28mi	2/1.0 (+1)	816 (+6%)	13mo	$134,500	$165	61
6 N Washington St	0.21mi	2/1.0 (+1)	853 (+11%)	10mo	$174,000	$204	58
9 E Golden St	0.09mi	2/1.0 (+1)	873 (+14%)	12mo	$125,000	$143	58
17 Beverly Hills Blvd	0.25mi	2/1.0 (+1)	856 (+12%)	12mo	$164,000	$192	54
13 Oak Knoll St	0.58mi	1/1.0	675 (-12%)	5mo	$133,000	$197	49
10 Rose Ave	0.51mi	2/1.0 (+1)	840 (+9%)	12mo	$148,000	$176	46
4 New North Ct	0.71mi	2/1.0 (+1)	840 (+9%)	1mo	$145,000	$173	45
9 Taft St	0.62mi	2/1.0 (+1)	729 (-5%)	16mo	$122,000	$167	44
30 Plaza St	0.73mi	1/1.0	675 (-12%)	12mo	$120,000	$178	36
4 Oak Knoll St	0.60mi	2/1.0 (+1)	873 (+14%)	13mo	$160,000	$183	33

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,084
• Equity at exit: $17,877

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $11,912
• Equity at exit: $10,367

Cash invested: $33,572 (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 34465

• Home prices YoY: -33.1%
• Active inventory: 396
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$629
• Tax from tax record: −$134 /mo · $1,606/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $209

Break-even live

Break-even rent $1,029

Max offer price $119,900

Occupancy floor 79%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	21d	1	0.32mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	21d	1	0.46mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	21d	1	0.59mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	21d	1	0.64mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	21d	1	0.64mi
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	21d	1	0.70mi
7 Donna Ct Beverly Hills, FL	1.0	1.0	675	$1,225	$1.81	21d	1	0.93mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	21d	1	1.05mi

Listing history 22 events

1. 2026-06-14
   statusdays on market $119,900 Pending 19 DOM
2. 2026-06-13
   days on market $119,900 Active 18 DOM
3. 2026-06-10
   days on market $119,900 Active 16 DOM
4. 2026-06-09
   days on market $119,900 Active 15 DOM
5. 2026-06-08
   days on market $119,900 Active 14 DOM
6. 2026-06-07
   days on market $119,900 Active 13 DOM
7. 2026-06-03
   days on market $119,900 Active 9 DOM
8. 2026-06-02
   days on market $119,900 Active 8 DOM
9. 2026-06-01
   days on market $119,900 Active 7 DOM
10. 2026-05-31
    days on market $119,900 Active 6 DOM
11. 2026-05-30
    days on market $119,900 Active 5 DOM
12. 2026-05-19
    status Pending
13. 2026-05-10
    listed $119,900 Active
14. 2021-12-06
    soldstatus $98,000
15. 2021-10-21
    historical
16. 2021-09-29
    listed $99,000 Active
17. 2003-04-15
    soldstatus $22,500 295-char remark

    Show marketing remark (295 chars)

    ATTENTION INVESTORS!! THIS 1 BEDROOM, 1 BATH RANCH HOME W/ DEN NEEDS IMMEDIATE ATTENTION. FEATURES INCLUDE GLASS ENCLOSED FRONT PORCH, FENCED BACK YARD, NICE TREES. THIS WILL MAKE A GREAT SEASONAL OR LONG TERM RENTAL PROPERTY. THIS PROPERTY IS BEING SOLD "AS IS" WITH RIGHT TO INSPECT.

18. 2003-02-27
    listed $24,900 295-char remark

    Show marketing remark (295 chars)

    ATTENTION INVESTORS!! THIS 1 BEDROOM, 1 BATH RANCH HOME W/ DEN NEEDS IMMEDIATE ATTENTION. FEATURES INCLUDE GLASS ENCLOSED FRONT PORCH, FENCED BACK YARD, NICE TREES. THIS WILL MAKE A GREAT SEASONAL OR LONG TERM RENTAL PROPERTY. THIS PROPERTY IS BEING SOLD "AS IS" WITH RIGHT TO INSPECT.

19. 1996-02-01
    soldstatus $33,900
20. 1992-02-01
    soldstatus $25,500
21. 1991-09-01
    soldstatus $20,500
22. 1984-10-01
    soldstatus $25,000

ⓘ 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: $1,606 · $134/mo
• Projected year-2 tax: $1,606 · $134/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 6/10 Major FEMA zone X (unshaded) · 73% 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: $15,524
• − Mortgage interest: −$6,716
• − Property taxes: −$1,606
• − Insurance: −$600
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$3,488
• Taxable income: $630
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $2,361/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 — Beverly Hills

• Score: 64/100
• State rank: #666
• US rank: #13671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beverly Hills, FL
• County: Citrus County · 111,314 people
• City population: 18,879
• Metro: Homosassa Springs, FL
• Population (ZIP): 18,879
• Household income: $54,869
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 334.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 4% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam, Dominican Republic
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -138.62%
• Current HPI: 279.7183
• 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

+379.6% since first listed

11 events — show timeline

• 2026-05-19 Pending — RACC
• 2026-05-10 Listed $119,900 RACC
• 2021-12-06 Sold (Public Records) $98,000 Public Records
• 2021-10-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-09-29 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2003-04-15 Sold (MLS) $22,500 RACC
• 2003-02-27 Listed $24,900 RACC
• 1996-02-01 Sold (Public Records) $33,900 Public Records
• 1992-02-01 Sold (Public Records) $25,500 Public Records
• 1991-09-01 Sold (Public Records) $20,500 Public Records
• 1984-10-01 Sold (Public Records) $25,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $1,606 · +8.9% YoY. Source: county tax records.