308 S Adams St · Beverly Hills, FL 34465

$167,300

2 bd · 1.5 ba · 1,318 sqft · SingleFamily public records · 24 Days on market

Built 1981 9,600 sqft lot Est $208k · 20% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• 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

Charming 2 bedroom, 1.5 bathroom home with 1 car garage situated on a spacious 0.22 acre lot in the heart of Beverly Hills. Features include an enclosed Florida room, indoor laundry, and a fenced backyard. This property offers great potential for first-time buyers, investors, or those looking to downsize and is conveniently located near shopping, dining, and local amenities. This property may qualify for Seller Financing (Vendee).

Key facts

• Florida room
• Spacious lot
• Indoor laundry

Tags

• FLORIDA ROOM
• FENCED BACKYARD
• INDOOR LAUNDRY
• SPACIOUS LOT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Attached garage; Paved driveway; Total 1 parking space; 1-car garage
• Utilities: Public sewer
• Home design: Single family residence; One level
• Construction: Block and concrete construction; Block foundation; Asphalt shingle roof; Built with durable masonry materials
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Electric oven; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Electric oven; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $165k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Forest Ridge Elementary School (math 55% / reading 59%, grade C+, #781 of 2,144 statewide, top 38%, 708 students, 67% FRL); Lecanto Middle School (math 49% / reading 49%, grade C-, #265 of 571 statewide, top 48%, 809 students, 55% 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; 22 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).
• This rent runs 37% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $5k 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 24 days — a 2% lower offer ($165k) 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.

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 $164,790 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $208,244
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 S Barbour St	0.30mi	2/2.0	1,307 (-1%)	1mo	$240,000	$184	82
509 S Monroe St	0.39mi	2/2.0	1,233 (-6%)	1mo	$245,000	$199	68
55 S J Kellner Blvd	0.52mi	3/2.0 (+1)	1,320 (+0%)	1mo	$206,500	$156	68
410 S Adams St	0.30mi	3/1.5 (+1)	1,208 (-8%)	1mo	$209,000	$173	66
45 SJ Kellner Blvd	0.46mi	2/1.5	1,226 (-7%)	3mo	$115,000	$94	64
227 S Jefferson St	0.17mi	3/2.0 (+1)	1,488 (+13%)	2mo	$189,900	$128	62
15 Pennsylvania St	0.56mi	2/1.5	1,226 (-7%)	4mo	$165,000	$135	59
9 James Ct	0.61mi	2/1.0	1,233 (-6%)	1mo	$195,000	$158	58
43 SJ Kellner Blvd	0.45mi	3/2.0 (+1)	1,432 (+9%)	4mo	$215,000	$150	54
1835 W Caroline Path	0.48mi	2/2.0	1,468 (+11%)	4mo	$265,000	$181	53
204 S Davis St	0.59mi	2/1.5	1,134 (-14%)	1mo	$189,000	$167	48
31 Roosevelt Blvd	0.69mi	3/2.0 (+1)	1,446 (+10%)	5mo	$227,000	$157	40

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-15,283
• Equity at exit: $24,945

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,995
• Equity at exit: $14,465

Cash invested: $46,844 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$877
• Tax from tax record: −$211 /mo · $2,533/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $185

Break-even live

Break-even rent $1,466

Max offer price $167,300

Occupancy floor 84%

Sensitivity live

Price	-10% $280	-5% $233	+0% $185	+5% $138	+10% $91
Rent	-10% $51	-5% $118	+0% $185	+5% $252	+10% $320
Rate	-1.0pp $270	-0.5pp $228	base $185	+0.5pp $142	+1.0pp $98

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: $41,825
• Closing costs: $5,019
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1984 W Marsten Ct Lecanto, FL	3.0	2.0	1854	$2,000	$1.08	21d	1	0.37mi
209 S Tyler St Beverly Hills, FL	2.0	2.0	1604	$1,500	$0.94	21d	1	0.41mi
12 Montana St Beverly Hills, FL	2.0	1.0	1088	$1,700	$1.56	21d	1	0.49mi
1882 W Angelica Loop Lecanto, FL	3.0	2.0	1706	$1,900	$1.11	21d	1	0.53mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	21d	1	0.58mi
42 Roosevelt Blvd Unit 1 Beverly Hills, FL	3.0	1.5	1612	$1,449	$0.90	21d	1	0.70mi
95 S Desoto St Beverly Hills, FL	2.0	2.0	1152	$1,435	$1.25	21d	1	0.74mi
1933 W Shanelle Path Lecanto, FL	3.0	2.0	1690	$2,300	$1.36	21d	1	0.76mi
1876 W Shanelle Path Lecanto, FL	3.0	2.0	1675	$2,100	$1.25	21d	1	0.81mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	21d	1	0.86mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	21d	1	0.88mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	21d	1	0.95mi
3263 N Maidencane Dr Beverly Hills, FL	2.0	1.0	1380	$1,350	$0.98	21d	1	1.02mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	21d	1	1.09mi
1610 W Spring Meadow Loop Lecanto, FL	2.0	2.5	1359	$2,700	$1.99	21d	1	1.22mi
2131 N Pinecone Ave Lecanto, FL	2.0	2.0	1438	$2,000	$1.39	21d	1	1.25mi
1658 W Spring Meadow Loop Lecanto, FL	2.0	2.5	1359	$1,775	$1.31	21d	1	1.26mi
1973 N Ember Path Hernando, FL	2.0	2.0	1786	$2,800	$1.57	21d	1	1.40mi
703 W Sunbird Path Hernando, FL	2.0	2.0	1298	$1,700	$1.31	21d	1	1.41mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	21d	1	1.41mi
23 N Lee St Beverly Hills, FL	2.0	1.0	1416	$1,350	$0.95	21d	1	1.43mi
1281 W Diamond Shore Loop Hernando, FL	2.0	2.0	1686	$3,000	$1.78	21d	1	1.47mi

Listing history 21 events

1. 2026-06-19
   days on market $167,300 Active 24 DOM
2. 2026-06-18
   days on market $167,300 Active 23 DOM
3. 2026-06-17
   days on market $167,300 Active 22 DOM
4. 2026-06-16
   days on market $167,300 Active 21 DOM
5. 2026-06-15
   days on market $167,300 Active 20 DOM
6. 2026-06-14
   days on market $167,300 Active 18 DOM
7. 2026-06-13
   days on market $167,300 Active 17 DOM
8. 2026-06-10
   days on market $167,300 Active 15 DOM
9. 2026-06-09
   days on market $167,300 Active 14 DOM
10. 2026-06-08
    days on market $167,300 Active 13 DOM
11. 2026-06-07
    days on market $167,300 Active 12 DOM
12. 2026-06-03
    days on market $167,300 Active 8 DOM
13. 2026-06-02
    days on market $167,300 Active 7 DOM
14. 2026-06-01
    days on market $167,300 Active 6 DOM
15. 2026-05-31
    days on market $167,300 Active 5 DOM
16. 2026-05-30
    days on market $167,300 Active 4 DOM
17. 2026-05-26
    listed $167,300 Active
18. 2025-11-10
    listed $5,000 Active
19. 2023-07-31
    soldstatus $200,000
20. 1983-10-01
    soldstatus $53,000
21. 1981-08-01
    soldstatus $50,000

ⓘ 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: $2,533 · $211/mo
• Projected year-2 tax: $2,533 · $211/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $20,406
• − Mortgage interest: −$9,371
• − Property taxes: −$2,533
• − Insurance: −$836
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,867
• Taxable loss: −$467
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $2,335/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

+234.6% since first listed

5 events — show timeline

• 2026-05-26 Listed $167,300 RACC
• 2025-11-10 Listed $5,000 NFMLS
• 2023-07-31 Sold (Public Records) $200,000 Public Records
• 1983-10-01 Sold (Public Records) $53,000 Public Records
• 1981-08-01 Sold (Public Records) $50,000 Public Records

Property tax history

+19.4%/yr

Latest (2025): $2,533 · +3.0% YoY. Source: county tax records.