316 S Fillmore St · Beverly Hills, FL 34465

$129,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 1 Days on market

Built 1983 9,603 sqft lot Est $152k · 15% 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 +26.1/30.0
• ARV discount +14.3/15.0
• DSCR +8.8/10.0
• 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

One or more photo(s) has been virtually staged. Sometimes we have to knock on opportunity’s door, and this house may be the one you have been waiting for! This two bedroom, one bathroom home offers a chance to build some serious equity with the right vision and personal touch. Centrally located in the desirable Beverly Hills Florida, right near the shopping, dining, and amenities of Lecanto while still offering easy access into Ocala for even more convenience. Enjoy living on the Nature Coast with nearby rivers, parks, biking trails, fishing, boating, and outdoor adventure all close by. Inside you’ll find luxury vinyl plank flooring throughout, a cozy layout, and a one car garage with plenty of storage space. The wonderfully landscaped front yard gives this home an inviting feel from the moment you pull up, while the screened in back patio creates the perfect spot to relax during those Florida evenings. This one is truly a diamond in the rough and with a little elbow grease, the next owner has the opportunity to create the perfect nest egg.

Key facts

• One car garage
• 9,603 sq ft lot
• Garage

Tags

• LUXURY VINYL PLANK FLOORING
• ONE CAR GARAGE
• SCREENED IN BACK PATIO

Property features AI

Finance

• Financial info: No lease restrictions indicated; Homestead exempt
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water and sewer connected
• Home design: Single family residence; One-story home; Southeast-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.22-acre lot
• Exterior features: Rear screened porch; Private mailbox; Cleared and paved lot; Asphalt public road access

Interior

• Kitchen: Convection oven; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Cap rate 9.3% 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 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; 10 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).
• This rent runs 30% 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 $892 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $39k; list at $129k implies a 231% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,000

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: 1.08% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $151,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 S Fillmore St	0.00mi	2/1.0	816 (0%)	1mo	$117,000	$143	99
232 S Fillmore St	0.17mi	2/1.0	816 (0%)	5mo	$152,000	$186	88
230 S Jackson St	0.25mi	2/1.0	908 (+11%)	2mo	$160,000	$176	68
10 Michigan St	0.57mi	2/1.0	816 (0%)	11mo	$157,000	$192	64
4 Arizona St	0.52mi	2/1.0	888 (+9%)	0mo	$101,200	$114	61
523 S Jefferson St	0.39mi	2/1.0	912 (+12%)	4mo	$170,000	$186	59
501 S Jefferson St	0.31mi	2/1.5	908 (+11%)	9mo	$173,100	$191	57
90 S Adams St	0.66mi	2/1.0	864 (+6%)	7mo	$168,000	$194	53
523 California St	0.53mi	2/1.5	908 (+11%)	11mo	$182,000	$200	45
22 Roosevelt Blvd	0.73mi	2/1.0	936 (+15%)	4mo	$166,900	$178	38
104 S Jeffery St	0.61mi	2/1.0	936 (+15%)	11mo	$93,500	$100	38
14 James St	0.72mi	1/1.0 (-1)	700 (-14%)	2mo	$142,500	$204	36

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-155
• Equity at exit: $19,234

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $26,438
• Equity at exit: $11,154

Cash invested: $36,120 (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: $1,392 high
• Mortgage (P&I): −$676
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $327

Break-even live

Break-even rent $979

Max offer price $129,000

Occupancy floor 72%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Montana St Beverly Hills, FL	2.0	1.0	1088	$1,700	$1.56	21d	1	0.49mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	21d	1	0.57mi
7 Donna Ct Beverly Hills, FL	1.0	1.0	675	$1,225	$1.81	21d	1	0.78mi
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	21d	1	0.88mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	21d	1	0.95mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	21d	1	0.99mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	21d	1	1.11mi
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	21d	1	1.24mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	21d	1	1.27mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	21d	1	1.43mi

Listing history 13 events

1. 2026-05-15
   status Pending 1068-char remark

   Show marketing remark (1068 chars)

   One or more photo(s) has been virtually staged. Sometimes we have to knock on opportunity’s door, and this house may be the one you have been waiting for! This two bedroom, one bathroom home offers a chance to build some serious equity with the right vision and personal touch. Centrally located in the desirable Beverly Hills Florida, right near the shopping, dining, and amenities of Lecanto while still offering easy access into Ocala for even more convenience. Enjoy living on the Nature Coast with nearby rivers, parks, biking trails, fishing, boating, and outdoor adventure all close by. Inside you’ll find luxury vinyl plank flooring throughout, a cozy layout, and a one car garage with plenty of storage space. The wonderfully landscaped front yard gives this home an inviting feel from the moment you pull up, while the screened in back patio creates the perfect spot to relax during those Florida evenings. This one is truly a diamond in the rough and with a little elbow grease, the next owner has the opportunity to create the perfect nest egg.

2. 2026-05-15
   status Pending

   Show marketing remark (1068 chars)

   One or more photo(s) has been virtually staged. Sometimes we have to knock on opportunity’s door, and this house may be the one you have been waiting for! This two bedroom, one bathroom home offers a chance to build some serious equity with the right vision and personal touch. Centrally located in the desirable Beverly Hills Florida, right near the shopping, dining, and amenities of Lecanto while still offering easy access into Ocala for even more convenience. Enjoy living on the Nature Coast with nearby rivers, parks, biking trails, fishing, boating, and outdoor adventure all close by. Inside you’ll find luxury vinyl plank flooring throughout, a cozy layout, and a one car garage with plenty of storage space. The wonderfully landscaped front yard gives this home an inviting feel from the moment you pull up, while the screened in back patio creates the perfect spot to relax during those Florida evenings. This one is truly a diamond in the rough and with a little elbow grease, the next owner has the opportunity to create the perfect nest egg.

3. 2026-05-14
   listed $129,000 Active 1068-char remark

   Show marketing remark (1068 chars)

   One or more photo(s) has been virtually staged. Sometimes we have to knock on opportunity’s door, and this house may be the one you have been waiting for! This two bedroom, one bathroom home offers a chance to build some serious equity with the right vision and personal touch. Centrally located in the desirable Beverly Hills Florida, right near the shopping, dining, and amenities of Lecanto while still offering easy access into Ocala for even more convenience. Enjoy living on the Nature Coast with nearby rivers, parks, biking trails, fishing, boating, and outdoor adventure all close by. Inside you’ll find luxury vinyl plank flooring throughout, a cozy layout, and a one car garage with plenty of storage space. The wonderfully landscaped front yard gives this home an inviting feel from the moment you pull up, while the screened in back patio creates the perfect spot to relax during those Florida evenings. This one is truly a diamond in the rough and with a little elbow grease, the next owner has the opportunity to create the perfect nest egg.

4. 2026-05-14
   listed $129,000 Active

   Show marketing remark (1068 chars)

   One or more photo(s) has been virtually staged. Sometimes we have to knock on opportunity’s door, and this house may be the one you have been waiting for! This two bedroom, one bathroom home offers a chance to build some serious equity with the right vision and personal touch. Centrally located in the desirable Beverly Hills Florida, right near the shopping, dining, and amenities of Lecanto while still offering easy access into Ocala for even more convenience. Enjoy living on the Nature Coast with nearby rivers, parks, biking trails, fishing, boating, and outdoor adventure all close by. Inside you’ll find luxury vinyl plank flooring throughout, a cozy layout, and a one car garage with plenty of storage space. The wonderfully landscaped front yard gives this home an inviting feel from the moment you pull up, while the screened in back patio creates the perfect spot to relax during those Florida evenings. This one is truly a diamond in the rough and with a little elbow grease, the next owner has the opportunity to create the perfect nest egg.

5. 2011-12-20
   soldstatus $39,000
6. 2011-12-09
   soldstatus $39,000 384-char remark

   Show marketing remark (384 chars)

   MOVE IN READY! Thi home that has been all re-done and sparkles. The chef will love the updated kitchen with granite tops and a slider leading to the roomy screened porch. There is truly nothing left to be done to this house sitting high above the road. Conveniently located to shopping, dining, golf courses, lakes, rivers & the Gulf of Mexico for great fishing & boating.

7. 2011-06-30
   listed $45,000 384-char remark

   Show marketing remark (384 chars)

   MOVE IN READY! Thi home that has been all re-done and sparkles. The chef will love the updated kitchen with granite tops and a slider leading to the roomy screened porch. There is truly nothing left to be done to this house sitting high above the road. Conveniently located to shopping, dining, golf courses, lakes, rivers & the Gulf of Mexico for great fishing & boating.

8. 2011-05-26
   soldstatus $46,000
9. 2010-08-31
   soldstatus $33,000
10. 1998-07-01
    soldstatus $36,900
11. 1994-12-01
    soldstatus $34,000
12. 1993-08-01
    soldstatus $29,000
13. 1983-09-01
    soldstatus $41,900

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$552/yr (+$46/mo · 106.6%)

ⓘ 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 · 26 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: $16,709
• − Mortgage interest: −$7,226
• − Property taxes: −$518
• − Insurance: −$645
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,753
• Taxable income: $1,893
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $3,464/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

+207.9% since first listed

13 events — show timeline

• 2026-05-15 Pending — RACC
• 2026-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Listed $129,000 RACC
• 2011-12-20 Sold (Public Records) $39,000 Public Records
• 2011-12-09 Sold (MLS) $39,000 RACC
• 2011-06-30 Listed $45,000 RACC
• 2011-05-26 Sold (Public Records) $46,000 Public Records
• 2010-08-31 Sold (Public Records) $33,000 Public Records
• 1998-07-01 Sold (Public Records) $36,900 Public Records
• 1994-12-01 Sold (Public Records) $34,000 Public Records
• 1993-08-01 Sold (Public Records) $29,000 Public Records
• 1983-09-01 Sold (Public Records) $41,900 Public Records

Property tax history

+6.4%/yr

Latest (2025): $518 · +14.3% YoY. Source: county tax records.