8240 W Edgehill Ct · Crystal River, FL 34429

$139,000

1 bd · 1.0 ba · 1,594 sqft · SingleFamily public records · 59 Days on market

Built 1982 0.55 ac lot Est $174k · 20% under

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Why this score? — see what drove the B 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away at the end of a quiet road just off Turkey Oak in Crystal River, this half-acre property offers privacy, space, and opportunity. Surrounded by natural Florida beauty, this home is ready for a new owner to bring their vision and updates to life. Set on a generous ½-acre lot, with room to spread out—both inside and out. The property features a detached shed, a garage/workshop for hobbies or storage, and ample living space within the home. With well and septic already in place, you have the freedom that comes with country-style living. Enjoy peaceful surroundings with the convenience of being just minutes from the heart of Crystal River, where shopping, dining, and everyday amenities are easily accessible. For boating and outdoor enthusiasts, you’re only 4.6 miles to nearby boat ramps, making it easy to get out on the water and experience the best of Florida’s Nature Coast. Opportunity for a renovation project, investment, or a quiet place to call home, this property is full of potential and waiting for your personal touch.

Key facts

• Well and septic
• Garage workshop
• Half acre property

Tags

• HALF ACRE PROPERTY
• DETACHED SHED
• GARAGE WORKSHOP
• WELL AND SEPTIC
• MINUTES FROM CRYSTAL RIVER
• 4 MILES FROM BOAT RAMPS

Property features AI

Finance

• Other: Approximately 0.55 acre lot; Zoning: MDRMH; Has one well and one septic; Property type: Residential, single family; Living area listed as 1,594 (public records)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single-family residence; One story; Faces north; Fixer condition
• Construction: Block and frame construction; Shingle roof; Slab foundation; Approx. built area 1,594 (public records)
• Exterior features: Storage; Cleared lot; Dirt and gravel road access

Interior

• Bedrooms: 1 bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Wall/window cooling unit(s)
• Interior features: Open floorplan
• Laundry & utility: Washer and dryer included; Electric water heater; Laundry located inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.1% in Crystal River — 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 66/100 on livability (#603 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety C-, schools 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: 325 active listings in the ZIP; 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 $961 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 59 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $139k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.13% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $173,746
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2974 N Pennsylvania Ave	0.61mi	2/2.0 (+1)	1,619 (+2%)	3mo	$177,000	$109	58

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-720
• Equity at exit: $20,725

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $27,404
• Equity at exit: $12,018

Cash invested: $38,920 (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 34429

• Home prices YoY: -17.8%
• Active inventory: 325
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $343

Break-even live

Break-even rent $1,134

Max offer price $139,000

Occupancy floor 73%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $139,000 Active 59 DOM
2. 2026-06-18
   days on market $139,000 Active 58 DOM
3. 2026-06-17
   days on market $139,000 Active 57 DOM
4. 2026-06-16
   days on market $139,000 Active 56 DOM
5. 2026-06-15
   days on market $139,000 Active 55 DOM
6. 2026-06-14
   days on market $139,000 Active 53 DOM
7. 2026-06-13
   days on market $139,000 Active 52 DOM
8. 2026-06-09
   days on market $139,000 Active 49 DOM
9. 2026-06-08
   days on market $139,000 Active 48 DOM
10. 2026-06-07
    days on market $139,000 Active 47 DOM
11. 2026-06-03
    days on market $139,000 Active 43 DOM
12. 2026-06-02
    days on market $139,000 Active 42 DOM
13. 2026-06-01
    days on market $139,000 Active 41 DOM
14. 2026-05-31
    days on market $139,000 Active 40 DOM
15. 2026-05-30
    days on market $139,000 Active 39 DOM
16. 2026-05-24
    status Pending 1073-char remark

    Show marketing remark (1073 chars)

    Tucked away at the end of a quiet road just off Turkey Oak in Crystal River, this half-acre property offers privacy, space, and opportunity. Surrounded by natural Florida beauty, this home is ready for a new owner to bring their vision and updates to life. Set on a generous ½-acre lot, with room to spread out—both inside and out. The property features a detached shed, a garage/workshop for hobbies or storage, and ample living space within the home. With well and septic already in place, you have the freedom that comes with country-style living. Enjoy peaceful surroundings with the convenience of being just minutes from the heart of Crystal River, where shopping, dining, and everyday amenities are easily accessible. For boating and outdoor enthusiasts, you’re only 4.6 miles to nearby boat ramps, making it easy to get out on the water and experience the best of Florida’s Nature Coast. Opportunity for a renovation project, investment, or a quiet place to call home, this property is full of potential and waiting for your personal touch.

17. 2026-05-19
    price $139,000 1073-char remark

    Show marketing remark (1073 chars)

    Tucked away at the end of a quiet road just off Turkey Oak in Crystal River, this half-acre property offers privacy, space, and opportunity. Surrounded by natural Florida beauty, this home is ready for a new owner to bring their vision and updates to life. Set on a generous ½-acre lot, with room to spread out—both inside and out. The property features a detached shed, a garage/workshop for hobbies or storage, and ample living space within the home. With well and septic already in place, you have the freedom that comes with country-style living. Enjoy peaceful surroundings with the convenience of being just minutes from the heart of Crystal River, where shopping, dining, and everyday amenities are easily accessible. For boating and outdoor enthusiasts, you’re only 4.6 miles to nearby boat ramps, making it easy to get out on the water and experience the best of Florida’s Nature Coast. Opportunity for a renovation project, investment, or a quiet place to call home, this property is full of potential and waiting for your personal touch.

18. 2026-05-19
    price $139,000

    Show marketing remark (1073 chars)

    Tucked away at the end of a quiet road just off Turkey Oak in Crystal River, this half-acre property offers privacy, space, and opportunity. Surrounded by natural Florida beauty, this home is ready for a new owner to bring their vision and updates to life. Set on a generous ½-acre lot, with room to spread out—both inside and out. The property features a detached shed, a garage/workshop for hobbies or storage, and ample living space within the home. With well and septic already in place, you have the freedom that comes with country-style living. Enjoy peaceful surroundings with the convenience of being just minutes from the heart of Crystal River, where shopping, dining, and everyday amenities are easily accessible. For boating and outdoor enthusiasts, you’re only 4.6 miles to nearby boat ramps, making it easy to get out on the water and experience the best of Florida’s Nature Coast. Opportunity for a renovation project, investment, or a quiet place to call home, this property is full of potential and waiting for your personal touch.

19. 2026-04-21
    listed $147,500 Active 1073-char remark

    Show marketing remark (1073 chars)

    Tucked away at the end of a quiet road just off Turkey Oak in Crystal River, this half-acre property offers privacy, space, and opportunity. Surrounded by natural Florida beauty, this home is ready for a new owner to bring their vision and updates to life. Set on a generous ½-acre lot, with room to spread out—both inside and out. The property features a detached shed, a garage/workshop for hobbies or storage, and ample living space within the home. With well and septic already in place, you have the freedom that comes with country-style living. Enjoy peaceful surroundings with the convenience of being just minutes from the heart of Crystal River, where shopping, dining, and everyday amenities are easily accessible. For boating and outdoor enthusiasts, you’re only 4.6 miles to nearby boat ramps, making it easy to get out on the water and experience the best of Florida’s Nature Coast. Opportunity for a renovation project, investment, or a quiet place to call home, this property is full of potential and waiting for your personal touch.

20. 2026-04-21
    listed $147,500 Active

    Show marketing remark (1073 chars)

    Tucked away at the end of a quiet road just off Turkey Oak in Crystal River, this half-acre property offers privacy, space, and opportunity. Surrounded by natural Florida beauty, this home is ready for a new owner to bring their vision and updates to life. Set on a generous ½-acre lot, with room to spread out—both inside and out. The property features a detached shed, a garage/workshop for hobbies or storage, and ample living space within the home. With well and septic already in place, you have the freedom that comes with country-style living. Enjoy peaceful surroundings with the convenience of being just minutes from the heart of Crystal River, where shopping, dining, and everyday amenities are easily accessible. For boating and outdoor enthusiasts, you’re only 4.6 miles to nearby boat ramps, making it easy to get out on the water and experience the best of Florida’s Nature Coast. Opportunity for a renovation project, investment, or a quiet place to call home, this property is full of potential and waiting for your personal touch.

21. 2011-01-18
    soldstatus $35,000
22. 1990-06-01
    soldstatus $21,800

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$638/yr (+$53/mo · 123.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $18,818
• − Mortgage interest: −$7,786
• − Property taxes: −$515
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,044
• Taxable income: $1,969
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $3,638/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 — Crystal River

• Score: 66/100
• State rank: #603
• US rank: #11564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,163
• Population (ZIP): 9,494

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 (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -58.92%
• Current HPI: 271.3171
• 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

+537.6% since first listed

7 events — show timeline

• 2026-05-24 Pending — RACC
• 2026-05-19 Price Changed $139,000 RACC
• 2026-05-19 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Listed $147,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Listed $147,500 RACC
• 2011-01-18 Sold (Public Records) $35,000 Public Records
• 1990-06-01 Sold (Public Records) $21,800 Public Records

Property tax history

+14.7%/yr

Latest (2025): $515 · +14.4% YoY. Source: county tax records.