818 N Country Club Dr · Crystal River, FL 34429

$274,000

4 bd · 3.0 ba · 1,877 sqft · SingleFamily public records · 99 Days on market

Built 1973 0.34 ac lot Est $261k · 5% over

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +5.2/15.0
• 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

NEVER FLOODED golf course home with incredible potential in the highly desirable Plantation Golf & Country Club area of Crystal River. This spacious 4 bedroom, 3 bath home sits directly on the Plantation Golf Course with beautiful open views, no HOA, and over 2,800 square feet of living space. If you have been looking for an opportunity to update a home and build equity in a prime location, this home deserves a look. The layout offers multiple living areas, generous room sizes, and a wood-burning fireplace with plenty of space for family, guests, or multigenerational living. The home offers an opportunity for updates and is priced accordingly, giving buyers the chance to renovate to t

Key facts

• No hoa restrictions
• 0.34 acre lot
• Garage

Tags

• OPEN GOLF COURSE VIEWS
• NO HOA RESTRICTIONS

Property features AI

Finance

• HOA & community: Located in Paradise Country Club

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level / single-story
• Construction: Stucco construction; Block foundation; Asphalt shingle roof; Built as a residential single-family home
• Exterior features: Located on a golf course; Paved road access

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Microwave; Refrigerator; Electric cooktop; Electric oven; Dryer; Washer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $274k).
• Recommended offer: $249k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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-, amenities F, commute 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: Crystal River Primary School (math 45% / reading 55%, grade D+, #1,070 of 2,144 statewide, top 51%, 654 students, 70% FRL); Crystal River Middle School (math 49% / reading 47%, grade C-, #286 of 571 statewide, top 50%, 900 students, 64% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 325 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2k of loan paydown is wiped out by about $8k 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 99 days — a 9% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $170k; list at $274k implies a 61% gain — meaningful room to come down on a strong offer.

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 $249,340 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.27% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.61%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $260,903
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 N Country Club Dr	0.09mi	3/2.0 (-1)	1,728 (-8%)	2mo	$307,500	$178	72
870 N Country Club Dr	0.06mi	3/2.0 (-1)	2,096 (+12%)	2mo	$290,000	$138	67
549 N Afterglow Cir	0.26mi	4/2.0	2,026 (+8%)	16mo	$150,000	$74	57
9140 W Harbor Isle Ct	0.58mi	3/2.5 (-1)	1,799 (-4%)	3mo	$535,000	$297	56
9341 W Turnberry Loop	0.56mi	4/2.0	1,957 (+4%)	13mo	$273,000	$139	52
1109 N Overland Ter	0.58mi	3/3.0 (-1)	1,887 (+0%)	18mo	$150,000	$79	52
1131 N Trudel Pt	0.54mi	4/2.0	1,920 (+2%)	20mo	$205,000	$107	50
1622 SE 2nd Ct	0.66mi	3/2.5 (-1)	1,840 (-2%)	18mo	$401,100	$218	44
522 SE Paradise Point Rd	0.66mi	3/2.0 (-1)	2,045 (+9%)	3mo	$235,000	$115	43
300 SE Paradise Point Rd	0.68mi	3/2.0 (-1)	1,622 (-14%)	17mo	$235,000	$145	22
310 SE Paradise Point Rd	0.68mi	3/2.0 (-1)	1,612 (-14%)	22mo	$340,000	$211	17

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-15,840
• Equity at exit: $40,854

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $23,824
• Equity at exit: $23,691

Cash invested: $76,720 (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 34429

• Home prices YoY: -17.8%
• Active inventory: 325
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,475 medium
• Mortgage (P&I): −$1,437
• Tax from tax record: −$324 /mo · $3,888/yr
• Insurance: −$114
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $444

Break-even live

Break-even rent $2,913

Max offer price $274,000

Occupancy floor 82%

Sensitivity live

Price	-10% $599	-5% $521	+0% $444	+5% $366	+10% $289
Rent	-10% $169	-5% $306	+0% $444	+5% $581	+10% $718
Rate	-1.0pp $582	-0.5pp $513	base $444	+0.5pp $373	+1.0pp $300

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: $68,500
• Closing costs: $8,220
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 N Afterglow Cir Crystal River, FL	3.0	2.0	1500	$2,950	$1.97	21d	1	0.28mi
1542 SE Pinwheel Dr Crystal River, FL	3.0	2.0	2279	$4,500	$1.97	21d	1	0.58mi
1004 SE 5th Ave Crystal River, FL	3.0	2.5	2114	$3,500	$1.66	21d	1	0.92mi

Listing history 36 events

1. 2026-06-19
   days on market $274,000 Active 99 DOM
2. 2026-06-18
   days on market $274,000 Active 98 DOM
3. 2026-06-17
   days on market $274,000 Active 97 DOM
4. 2026-06-16
   days on market $274,000 Active 96 DOM
5. 2026-06-15
   days on market $274,000 Active 95 DOM
6. 2026-06-14
   days on market $274,000 Active 93 DOM
7. 2026-06-13
   days on market $274,000 Active 92 DOM
8. 2026-06-09
   days on market $274,000 Active 89 DOM
9. 2026-06-08
   days on market $274,000 Active 88 DOM
10. 2026-06-03
    days on market $274,000 Active 83 DOM
11. 2026-06-02
    days on market $274,000 Active 82 DOM
12. 2026-06-01
    days on market $274,000 Active 81 DOM
13. 2026-05-31
    days on market $274,000 Active 80 DOM
14. 2026-05-30
    days on market $274,000 Active 79 DOM
15. 2026-04-14
    price $274,000
16. 2026-03-10
    listed $279,000 Active
17. 2026-02-15
    price $279,000
18. 2025-12-29
    price $299,900
19. 2025-09-22
    price $339,900
20. 2025-08-29
    price $350,000
21. 2025-07-23
    price $369,900
22. 2025-07-14
    price $374,900
23. 2025-07-11
    price $394,900
24. 2025-07-03
    price $395,900
25. 2025-06-28
    price $396,900
26. 2025-06-17
    price $397,900
27. 2025-06-11
    price $398,900
28. 2017-11-27
    soldstatus $170,000
29. 2017-11-20
    soldstatus $170,000
30. 2017-07-17
    listed $175,000
31. 2010-12-27
    soldstatus $123,000
32. 2010-12-17
    soldstatus $123,000
33. 2010-06-15
    listed $123,000
34. 2007-11-18
    historical
35. 2007-08-21
    listed $325,000
36. 1983-10-01
    soldstatus $80,000

ⓘ 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: $3,888 · $324/mo
• Projected year-2 tax: $3,888 · $324/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $41,700
• − Mortgage interest: −$15,348
• − Property taxes: −$3,888
• − Insurance: −$6,488
• − Repairs & maintenance: −$3,336
• − Management: −$3,336
• − Depreciation: −$7,971
• Taxable income: $1,332
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $5,004/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

+242.5% since first listed

22 events — show timeline

• 2026-04-14 Price Changed $274,000 RACC
• 2026-03-10 Listed $279,000 RACC
• 2026-02-15 Price Changed $279,000 RACC
• 2025-12-29 Price Changed $299,900 RACC
• 2025-09-22 Price Changed $339,900 RACC
• 2025-08-29 Price Changed $350,000 RACC
• 2025-07-23 Price Changed $369,900 RACC
• 2025-07-14 Price Changed $374,900 RACC
• 2025-07-11 Price Changed $394,900 RACC
• 2025-07-03 Price Changed $395,900 RACC
• 2025-06-28 Price Changed $396,900 RACC
• 2025-06-17 Price Changed $397,900 RACC
• 2025-06-11 Price Changed $398,900 RACC
• 2017-11-27 Sold (Public Records) $170,000 Public Records
• 2017-11-20 Sold (MLS) $170,000 RACC
• 2017-07-17 Listed $175,000 RACC
• 2010-12-27 Sold (Public Records) $123,000 Public Records
• 2010-12-17 Sold (MLS) $123,000 RACC
• 2010-06-15 Listed $123,000 RACC
• 2007-11-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-08-21 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 1983-10-01 Sold (Public Records) $80,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $3,888 · +5.2% YoY. Source: county tax records.