118 W Greenbriar Pl · Citrus Springs, FL 34434

$286,990

4 bd · 2.0 ba · 1,829 sqft · Land · 142 Days on market

Built 2026 10,000 sqft lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

Christopher Alan Homes is offering new, quality homes at attainable prices in Citrus SpringsNestled in the heart of Florida's Nature Coast, Citrus Springs offers a welcoming blend of small-town charm and natural beauty. This peaceful community is known for its tree-lined streets, abundant green spaces, and a relaxed lifestyle that's perfect for families, retirees, and anyone seeking a slower pace of life. Residents enjoy access to scenic walking and biking trails, world-class freshwater springs, and the nearby Withlacoochee State Trail-one of the longest paved recreational trails in the state. Citrus Springs also features convenient amenities such as schools, parks, and local shops, while larger city conveniences, dining, and healthcare are just a short drive away. Outdoor enthusiasts appreciate the area's proximity to rivers, lakes, and the Gulf of Mexico, offering endless opportunities for boating, fishing, kayaking, and wildlife exploration. With its affordable living, natural beauty, and strong sense of community, Citrus Springs is a hidden gem on Florida's west coast-an ideal place to build your new home. DRE# 175519667

Key facts

• Covered front porch
• Vaulted ceiling
• Gourmet kitchen

Tags

• COVERED FRONT PORCH
• OPEN-CONCEPT LAYOUT
• VAULTED CEILING
• GOURMET KITCHEN
• FREESTANDING ISLAND
• EXPANSIVE GREAT ROOM

Property features AI

Finance

• Other: Permit number BLD202509996; Living area about 1,829 sq ft (builder); Building area total about 2,551 sq ft; Lot about 0.23 acre (0 to less than 1/4)
• Financial info: Home warranty included
• HOA & community: No association fees; not in a development

Exterior

• Parking: Driveway; Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Cable available; Electricity connected; Water connected
• Home design: Single family residence; Under construction (projected completion Mar 16, 2026); One story; Northwest facing; Residential property
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; New construction (builder: Christopher Alan Homes, model: St. Augustine-A)
• Exterior features: Covered front and rear porches; Rain gutters; Sliding doors; Cleared, landscaped lot; Trees/landscaped

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; High ceilings; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Stone counters; Thermostat; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry; Inside utility; Great room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $287k.

Deal economics

• At list price, monthly cash flow is $-392 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (29.8% below list).
• Recommended offer: $201k (29.8% below list) — sets the bar for 1% rule.

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: 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: 1247 active listings in the ZIP; 17 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).
• This rent runs 35% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 142 days — a 12% lower offer ($253k) 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 $18k; list at $287k implies a 1494% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,414 (29.8% 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 142 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.70% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.86%
• DSCR: 0.74
• GRM: 11.9

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: -26.3%
• Equity multiple: 0.11×
• Total profit: $-71,451
• Equity at exit: $42,791

10-year hold

• IRR: -23.3%
• Equity multiple: -0.17×
• Total profit: $-94,256
• Equity at exit: $24,814

Cash invested: $80,357 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$1,505
• Tax est. 1.5%: −$359 /mo · $4,305/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-392

Break-even live

Break-even rent $2,511

Max offer price $230,245

Occupancy floor —

Sensitivity live

Price	-10% $-194	-5% $-293	+0% $-392	+5% $-491	+10% $-590
Rent	-10% $-551	-5% $-472	+0% $-392	+5% $-313	+10% $-233
Rate	-1.0pp $-248	-0.5pp $-319	base $-392	+0.5pp $-467	+1.0pp $-542

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: $71,748
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8190 N Wakefield Dr Dunnellon, FL	4.0	2.0	1772	$1,750	$0.99	22d	1	0.61mi
8180 N Wakefield Dr Dunnellon, FL	3.0	2.0	1502	$1,695	$1.13	22d	1	0.62mi
8450 N Travis Dr Citrus Springs, FL	4.0	2.0	1787	$1,900	$1.06	22d	1	0.64mi
8398 N Jay Dr Dunnellon, FL	3.0	2.0	1541	$1,700	$1.10	22d	1	0.65mi
696 W Hallam Dr Citrus Springs, FL	4.0	2.0	1797	$1,900	$1.06	22d	1	0.67mi
572 W Bluster Pl Dunnellon, FL	4.0	2.0	1630	$1,900	$1.17	22d	1	0.84mi
904 W Rum Pl Dunnellon, FL	3.0	2.0	1453	$1,699	$1.17	22d	1	1.01mi
9066 N Akola Way Citrus Springs, FL	3.0	2.0	1833	$2,150	$1.17	22d	1	1.05mi
9065 N Akola Way Citrus Springs, FL	3.0	2.0	1511	$1,795	$1.19	22d	1	1.05mi
8755 N Nobleton Way Dunnellon, FL	4.0	2.0	1449	$1,815	$1.25	22d	1	1.15mi
754 W Deacon Pl Citrus Springs, FL	3.0	2.0	1453	$1,800	$1.24	22d	1	1.19mi
8030 N Galena Ave Citrus Springs, FL	4.0	2.0	1833	$2,150	$1.17	22d	1	1.20mi
7908 N Galena Ave Citrus Springs, FL	4.0	2.5	1551	$1,850	$1.19	22d	1	1.24mi
1301 N Galgano St Dunnellon, FL	4.0	3.0	2381	$2,800	$1.18	22d	1	1.29mi
788 W Glenhaven Dr Citrus Springs, FL	4.0	2.0	1621	$1,800	$1.11	22d	1	1.39mi
7708 N Paris Dr Dunnellon, FL	3.0	2.0	1415	$1,800	$1.27	22d	1	1.41mi
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. 2026-06-21
   days on market $286,990 Active 142 DOM
2. 2026-06-19
   days on market $286,990 Active 140 DOM
3. 2026-06-18
   days on market $286,990 Active 139 DOM
4. 2026-06-17
   days on market $286,990 Active 138 DOM
5. 2026-06-16
   days on market $286,990 Active 137 DOM
6. 2026-06-15
   days on market $286,990 Active 136 DOM
7. 2026-06-14
   days on market $286,990 Active 134 DOM
8. 2026-06-13
   days on market $286,990 Active 133 DOM
9. 2026-06-09
   days on market $286,990 Active 130 DOM
10. 2026-06-08
    days on market $286,990 Active 129 DOM
11. 2026-06-03
    days on market $286,990 Active 124 DOM
12. 2026-06-02
    days on market $286,990 Active 123 DOM
13. 2026-06-01
    days on market $286,990 Active 122 DOM
14. 2026-05-31
    days on market $286,990 Active 121 DOM
15. 2026-05-30
    days on market $286,990 Active 120 DOM
16. 2026-02-17
    listed $286,990 Active 1142-char remark

    Show marketing remark (1142 chars)

    Christopher Alan Homes is offering new, quality homes at attainable prices in Citrus SpringsNestled in the heart of Florida's Nature Coast, Citrus Springs offers a welcoming blend of small-town charm and natural beauty. This peaceful community is known for its tree-lined streets, abundant green spaces, and a relaxed lifestyle that's perfect for families, retirees, and anyone seeking a slower pace of life. Residents enjoy access to scenic walking and biking trails, world-class freshwater springs, and the nearby Withlacoochee State Trail-one of the longest paved recreational trails in the state. Citrus Springs also features convenient amenities such as schools, parks, and local shops, while larger city conveniences, dining, and healthcare are just a short drive away. Outdoor enthusiasts appreciate the area's proximity to rivers, lakes, and the Gulf of Mexico, offering endless opportunities for boating, fishing, kayaking, and wildlife exploration. With its affordable living, natural beauty, and strong sense of community, Citrus Springs is a hidden gem on Florida's west coast-an ideal place to build your new home. DRE# 175519667

17. 2026-01-30
    listed $286,990 Active
18. 2024-11-14
    soldstatus $18,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 25 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: $24,170
• − Mortgage interest: −$16,076
• − Property taxes: −$4,305
• − Insurance: −$1,435
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$8,349
• Taxable loss: −$9,862
• Est. tax savings @ 24.0%: +$2,367
• After-tax cash flow: $-2,339/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

+1494.4% since first listed

3 events — show timeline

• 2026-02-17 Listed $286,990 Zillow
• 2026-01-30 Listed $286,990 Stellar MLS as Distributed by MLS Grid
• 2024-11-14 Sold (Public Records) $18,000 Public Records

Property tax history

+16.8%/yr

Latest (2025): $292 · +112.1% YoY. Source: county tax records.