200 S Desoto St · Beverly Hills, FL 34465

$224,900

2 bd · 2.0 ba · 1,604 sqft · SingleFamily public records · 182 Days on market

Built 1984 10,800 sqft lot Est $225k · at est.

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Why this score? — see what drove the D 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 +13.6/30.0
• ARV discount +7.4/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 2/2/2 1600+ sq. ft. concrete block home conveniently located only a few minute drive from shopping, parks, golf courses, medical facilities, and the Suncoast Parkway! This . 25-acre CORNER parcel is situated between Crystal River and Inverness. NEW AC in 2019! Prominent features include: eat-in kitchen, enclosed rear lanai, main bedroom ensuite, oversized two-car garage, a bonus room with various possible usages including a third bedroom (without built-in closet), covered slab/patio area, breakfast bar, and some newer appliances. NO HOA fees or regulations! Connected to water and sewer utilities. High speed internet available. Call today to schedule a personalized tour!

Key facts

• Main bedroom ensuite
• Bonus room
• Eat-in kitchen

Tags

• NEW ROOF
• NEW AC
• EAT-IN KITCHEN
• ENCLOSED REAR LANAI
• MAIN BEDROOM ENSUITE
• BONUS ROOM

Property features AI

Finance

• Other: Homestead exempt; Property type: Residential — Single Family Residence; Zoning: PDR; Lot size approx. 0.25 acre (90 x 120); Living area about 1,604 sq ft; total building area about 2,256 sq ft
• HOA & community: No association; No association approval required

Exterior

• Parking: Attached 2-car garage
• Utilities: Private water; Private sewer / sewer connected; Electricity connected; Cable available; Broadband/high-speed internet available; Underground utilities; Water connected
• Home design: Single-family residence; One story; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built on public records
• Exterior features: Private mailbox; Paved, publicly maintained road access; Park nearby (community feature)

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Walk-in closets; Bonus room; Florida room
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $13 ($157/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (24.7% below list).
• Recommended offer: $169k (24.7% below list) — sets the bar for 1% rule.

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; 28 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 $2k of loan paydown is wiped out by about $7k 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 182 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $225k implies a 236% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,348 (24.7% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.75% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $224,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 S Davis St	0.15mi	3/2.0 (+1)	1,576 (-2%)	3mo	$298,500	$189	82
82 S Jeffery St	0.28mi	2/2.0	1,666 (+4%)	1mo	$165,000	$99	80
102 S Lucille St	0.24mi	2/2.0	1,446 (-10%)	1mo	$209,000	$145	72
316 S Lincoln Ave	0.44mi	2/2.0	1,548 (-4%)	3mo	$197,000	$127	71
879 W Beakrush Ln	0.56mi	2/2.0	1,604 (0%)	4mo	$225,000	$140	71
3176 N Running Oak Ter	0.59mi	2/2.0	1,604 (0%)	3mo	$229,900	$143	70
214 S Monroe St	0.45mi	2/2.0	1,526 (-5%)	1mo	$215,000	$141	70
1876 W Caroline Path	0.56mi	3/2.0 (+1)	1,625 (+1%)	3mo	$194,900	$120	64
216 S Barbour St	0.62mi	2/2.0	1,536 (-4%)	1mo	$199,000	$130	64
1636 W Caroline Path	0.52mi	3/2.0 (+1)	1,686 (+5%)	1mo	$348,000	$206	62
52 S Columbus St	0.46mi	2/2.0	1,446 (-10%)	4mo	$192,500	$133	59
227 S Jefferson St	0.51mi	3/2.0 (+1)	1,488 (-7%)	2mo	$189,900	$128	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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-35,727
• Equity at exit: $33,533

10-year hold

• IRR: -7.7%
• Equity multiple: 0.52×
• Total profit: $-30,508
• Equity at exit: $19,445

Cash invested: $62,972 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $13

Break-even live

Break-even rent $1,677

Max offer price $224,900

Occupancy floor 94%

Sensitivity live

Price	-10% $140	-5% $77	+0% $13	+5% $-51	+10% $-114
Rent	-10% $-121	-5% $-54	+0% $13	+5% $80	+10% $147
Rate	-1.0pp $126	-0.5pp $70	base $13	+0.5pp $-45	+1.0pp $-105

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
95 S Desoto St Beverly Hills, FL	2.0	2.0	1152	$1,435	$1.25	21d	1	0.10mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	21d	1	0.24mi
209 S Tyler St Beverly Hills, FL	2.0	2.0	1604	$1,500	$0.94	21d	1	0.28mi
3263 N Maidencane Dr Beverly Hills, FL	2.0	1.0	1380	$1,350	$0.98	21d	1	0.35mi
42 Roosevelt Blvd Unit 1 Beverly Hills, FL	3.0	1.5	1612	$1,449	$0.90	21d	1	0.38mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	21d	1	0.61mi
1984 W Marsten Ct Lecanto, FL	3.0	2.0	1854	$2,000	$1.08	21d	1	0.63mi
1882 W Angelica Loop Lecanto, FL	3.0	2.0	1706	$1,900	$1.11	21d	1	0.64mi
703 W Sunbird Path Hernando, FL	2.0	2.0	1298	$1,700	$1.31	21d	1	0.75mi
1876 W Shanelle Path Lecanto, FL	3.0	2.0	1675	$2,100	$1.25	21d	1	0.83mi
1933 W Shanelle Path Lecanto, FL	3.0	2.0	1690	$2,300	$1.36	21d	1	0.84mi
2443 N Andrea Pt Lecanto, FL	3.0	2.5	1988	$2,500	$1.26	21d	1	0.90mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	21d	1	0.95mi
23 N Lee St Beverly Hills, FL	2.0	1.0	1416	$1,350	$0.95	21d	1	0.99mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	21d	1	1.01mi
12 Montana St Beverly Hills, FL	2.0	1.0	1088	$1,700	$1.56	21d	1	1.01mi
3660 N Laurelwood Loop Beverly Hills, FL	2.0	2.5	1543	$1,800	$1.17	21d	1	1.07mi
1610 W Spring Meadow Loop Lecanto, FL	2.0	2.5	1359	$2,700	$1.99	21d	1	1.09mi
877 W Silver Meadow Loop Hernando, FL	3.0	2.0	1637	$2,500	$1.53	21d	1	1.09mi
1281 W Diamond Shore Loop Hernando, FL	2.0	2.0	1686	$3,000	$1.78	21d	1	1.10mi
1240 W Diamond Shore Loop Hernando, FL	2.0	2.0	1770	$2,900	$1.64	21d	1	1.14mi
1658 W Spring Meadow Loop Lecanto, FL	2.0	2.5	1359	$1,775	$1.31	21d	1	1.15mi
229 W Casurina Pl Beverly Hills, FL	3.0	2.0	1604	$1,399	$0.87	21d	1	1.18mi
144 W Sugarmaple Ln Beverly Hills, FL	3.0	2.0	1600	$1,700	$1.06	21d	1	1.29mi
3442 N Tamarisk Ave Unit NA Beverly Hills, FL	3.0	2.0	1530	$1,800	$1.18	21d	1	1.33mi
1973 N Ember Path Hernando, FL	2.0	2.0	1786	$2,800	$1.57	21d	1	1.36mi
665 W Sunset Strip Dr Beverly Hills, FL	3.0	2.0	2038	$2,200	$1.08	21d	1	1.41mi
2131 N Pinecone Ave Lecanto, FL	2.0	2.0	1438	$2,000	$1.39	21d	1	1.48mi

Listing history 21 events

1. 2026-06-19
   days on market $224,900 Active 182 DOM
2. 2026-06-18
   days on market $224,900 Active 181 DOM
3. 2026-06-17
   days on market $224,900 Active 180 DOM
4. 2026-06-16
   days on market $224,900 Active 179 DOM
5. 2026-06-15
   days on market $224,900 Active 178 DOM
6. 2026-06-14
   days on market $224,900 Active 176 DOM
7. 2026-06-13
   days on market $224,900 Active 175 DOM
8. 2026-06-09
   days on market $224,900 Active 172 DOM
9. 2026-06-08
   days on market $224,900 Active 171 DOM
10. 2026-06-03
    days on market $224,900 Active 166 DOM
11. 2026-06-02
    days on market $224,900 Active 165 DOM
12. 2026-06-01
    days on market $224,900 Active 164 DOM
13. 2026-05-31
    days on market $224,900 Active 163 DOM
14. 2026-05-30
    days on market $224,900 Active 162 DOM
15. 2026-04-24
    price $224,900 693-char remark

    Show marketing remark (693 chars)

    Check out this 2/2/2 1600+ sq. ft. concrete block home conveniently located only a few minute drive from shopping, parks, golf courses, medical facilities, and the Suncoast Parkway! This . 25-acre CORNER parcel is situated between Crystal River and Inverness. NEW AC in 2019! Prominent features include: eat-in kitchen, enclosed rear lanai, main bedroom ensuite, oversized two-car garage, a bonus room with various possible usages including a third bedroom (without built-in closet), covered slab/patio area, breakfast bar, and some newer appliances. NO HOA fees or regulations! Connected to water and sewer utilities. High speed internet available. Call today to schedule a personalized tour!

16. 2026-04-24
    price $224,900

    Show marketing remark (693 chars)

    Check out this 2/2/2 1600+ sq. ft. concrete block home conveniently located only a few minute drive from shopping, parks, golf courses, medical facilities, and the Suncoast Parkway! This . 25-acre CORNER parcel is situated between Crystal River and Inverness. NEW AC in 2019! Prominent features include: eat-in kitchen, enclosed rear lanai, main bedroom ensuite, oversized two-car garage, a bonus room with various possible usages including a third bedroom (without built-in closet), covered slab/patio area, breakfast bar, and some newer appliances. NO HOA fees or regulations! Connected to water and sewer utilities. High speed internet available. Call today to schedule a personalized tour!

17. 2026-03-24
    price $235,000 693-char remark

    Show marketing remark (693 chars)

    Check out this 2/2/2 1600+ sq. ft. concrete block home conveniently located only a few minute drive from shopping, parks, golf courses, medical facilities, and the Suncoast Parkway! This . 25-acre CORNER parcel is situated between Crystal River and Inverness. NEW AC in 2019! Prominent features include: eat-in kitchen, enclosed rear lanai, main bedroom ensuite, oversized two-car garage, a bonus room with various possible usages including a third bedroom (without built-in closet), covered slab/patio area, breakfast bar, and some newer appliances. NO HOA fees or regulations! Connected to water and sewer utilities. High speed internet available. Call today to schedule a personalized tour!

18. 2026-03-23
    price $235,000
19. 2025-12-19
    listed $237,500 Active
20. 2025-12-15
    listed $237,500 Active 693-char remark

    Show marketing remark (693 chars)

    Check out this 2/2/2 1600+ sq. ft. concrete block home conveniently located only a few minute drive from shopping, parks, golf courses, medical facilities, and the Suncoast Parkway! This . 25-acre CORNER parcel is situated between Crystal River and Inverness. NEW AC in 2019! Prominent features include: eat-in kitchen, enclosed rear lanai, main bedroom ensuite, oversized two-car garage, a bonus room with various possible usages including a third bedroom (without built-in closet), covered slab/patio area, breakfast bar, and some newer appliances. NO HOA fees or regulations! Connected to water and sewer utilities. High speed internet available. Call today to schedule a personalized tour!

21. 1984-09-01
    soldstatus $66,900

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$1,247/yr (+$104/mo · 201.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $20,322
• − Mortgage interest: −$12,598
• − Property taxes: −$620
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$6,543
• Taxable loss: −$3,815
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $1,072/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

+236.2% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $224,900 RACC
• 2026-04-24 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $235,000 RACC
• 2026-03-23 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Listed $237,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Listed $237,500 RACC
• 1984-09-01 Sold (Public Records) $66,900 Public Records

Property tax history

+1.4%/yr

Latest (2025): $620 · +10.0% YoY. Source: county tax records.