11 Roosevelt Blvd · Beverly Hills, FL 34465

$175,000

2 bd · 1.5 ba · 1,016 sqft · SingleFamily public records · 191 Days on market

Built 1972 6,600 sqft lot Est $165k · 6% over ↓ 10% since listing

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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 +11.8/30.0
• ARV discount +4.7/15.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 11 Roosevelt Blvd. --Your Nature Coast Hideaway! Tucked in the peaceful community of Beverly Hills, this inviting 3-bedroom, 2-bath home is surrounded by all the beauty and adventure Florida's Nature Coast has to offer. From sparkling springs and scenic trails to tranquil rivers and gulf sunsets, every day here feels like a retreat. Inside you'll find a bright and comfortable layout with a windowed sunroom for morning coffee and a spacious deck perfect for outdoor gatherings. This home has been filled with love and care, offering the perfect blend of comfort and possibility. Ideal for a first-time buyer, investor, or snowbird, 11 Roosevelt Blvd. is your chance to enjoy Florida living close to nature, yet convenient to all you need.

Key facts

• Windowed sunroom
• Spacious deck
• 6,600 sq ft lot

Tags

• WINDOWED SUNROOM
• SPACIOUS DECK

Property features AI

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected
• Home design: Single family residence; Residential property; Faces west; One story
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built area approximately 1,400 square feet
• Exterior features: Private mailbox; Rain gutters; Shade shutters; Sliding doors; Shed(s); Cleared lot; City limits; Level lot; Paved

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Solid surface counters
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ductless heating; Mini-split cooling; Wall/window unit cooling
• Interior features: Ceiling fans; Solid surface counters; Split bedroom floor plan; Thermostat; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Inside laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-47 ($-570/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (22.7% below list).
• Recommended offer: $135k (22.7% 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); Citrus Springs Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 821 students, 59% FRL); Lecanto High School (math 46% / reading 53%, grade D, #179 of 667 statewide, top 29%, 1,630 students, 46% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 401 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 191 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $135,188 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $164,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Roosevelt Blvd	0.00mi	3/2.0 (+1)	1,016 (0%)	1mo	$175,000	$172	92
53 S Jefferson St	0.20mi	2/1.0	936 (-8%)	3mo	$152,000	$162	73
22 Roosevelt Blvd	0.20mi	2/1.0	936 (-8%)	4mo	$166,900	$178	73
95 S Fillmore St	0.48mi	2/1.0	1,040 (+2%)	4mo	$142,500	$137	69
8 N Monroe St	0.60mi	2/1.0	1,032 (+2%)	1mo	$148,325	$144	67
46 S Tyler St	0.39mi	2/1.0	1,112 (+9%)	2mo	$152,000	$137	62
8 N Fillmore St	0.70mi	2/1.0	992 (-2%)	1mo	$142,000	$143	61
18 S Harrison St	0.49mi	2/1.0	900 (-11%)	2mo	$120,000	$133	55
230 S Jackson St	0.60mi	2/1.0	908 (-11%)	2mo	$160,000	$176	51
204 S Davis St	0.68mi	2/1.5	1,134 (+12%)	1mo	$189,000	$167	48
16 N Jackson St	0.67mi	2/1.0	912 (-10%)	3mo	$84,000	$92	47
15 S Fillmore St	0.59mi	3/2.0 (+1)	1,159 (+14%)	2mo	$195,000	$168	41

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-31,420
• Equity at exit: $26,093

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-31,407
• Equity at exit: $15,131

Cash invested: $49,000 (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: 401
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$918
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-47

Break-even live

Break-even rent $1,412

Max offer price $166,609

Occupancy floor 99%

Sensitivity live

Price	-10% $52	-5% $2	+0% $-47	+5% $-97	+10% $-147
Rent	-10% $-154	-5% $-101	+0% $-47	+5% $6	+10% $59
Rate	-1.0pp $41	-0.5pp $-3	base $-47	+0.5pp $-93	+1.0pp $-139

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	23d	1	0.08mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	23d	1	0.28mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	23d	1	0.30mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	23d	1	0.30mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	23d	1	0.43mi
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	23d	1	0.44mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	23d	1	0.45mi
95 S Desoto St Beverly Hills, FL	2.0	2.0	1152	$1,435	$1.25	23d	1	0.66mi
23 N Lee St Beverly Hills, FL	2.0	1.0	1416	$1,350	$0.95	23d	1	0.87mi
17 N Davis St Beverly Hills, FL	2.0	1.0	1108	$1,000	$0.90	23d	1	0.87mi
3263 N Maidencane Dr Beverly Hills, FL	2.0	1.0	1380	$1,350	$0.98	23d	1	0.91mi
12 Montana St Beverly Hills, FL	2.0	1.0	1088	$1,700	$1.56	23d	1	1.15mi
703 W Sunbird Path Hernando, FL	2.0	2.0	1298	$1,700	$1.31	23d	1	1.35mi

Listing history 6 events

1. 2026-05-10
   status Pending 753-char remark

   Show marketing remark (753 chars)

   Welcome to 11 Roosevelt Blvd. --Your Nature Coast Hideaway! Tucked in the peaceful community of Beverly Hills, this inviting 3-bedroom, 2-bath home is surrounded by all the beauty and adventure Florida's Nature Coast has to offer. From sparkling springs and scenic trails to tranquil rivers and gulf sunsets, every day here feels like a retreat. Inside you'll find a bright and comfortable layout with a windowed sunroom for morning coffee and a spacious deck perfect for outdoor gatherings. This home has been filled with love and care, offering the perfect blend of comfort and possibility. Ideal for a first-time buyer, investor, or snowbird, 11 Roosevelt Blvd. is your chance to enjoy Florida living close to nature, yet convenient to all you need.

2. 2026-05-08
   status Pending
3. 2026-04-10
   price $175,000
4. 2026-04-07
   price $175,000 753-char remark

   Show marketing remark (753 chars)

   Welcome to 11 Roosevelt Blvd. --Your Nature Coast Hideaway! Tucked in the peaceful community of Beverly Hills, this inviting 3-bedroom, 2-bath home is surrounded by all the beauty and adventure Florida's Nature Coast has to offer. From sparkling springs and scenic trails to tranquil rivers and gulf sunsets, every day here feels like a retreat. Inside you'll find a bright and comfortable layout with a windowed sunroom for morning coffee and a spacious deck perfect for outdoor gatherings. This home has been filled with love and care, offering the perfect blend of comfort and possibility. Ideal for a first-time buyer, investor, or snowbird, 11 Roosevelt Blvd. is your chance to enjoy Florida living close to nature, yet convenient to all you need.

5. 2025-11-12
   listed $195,000 Active 753-char remark

   Show marketing remark (753 chars)

   Welcome to 11 Roosevelt Blvd. --Your Nature Coast Hideaway! Tucked in the peaceful community of Beverly Hills, this inviting 3-bedroom, 2-bath home is surrounded by all the beauty and adventure Florida's Nature Coast has to offer. From sparkling springs and scenic trails to tranquil rivers and gulf sunsets, every day here feels like a retreat. Inside you'll find a bright and comfortable layout with a windowed sunroom for morning coffee and a spacious deck perfect for outdoor gatherings. This home has been filled with love and care, offering the perfect blend of comfort and possibility. Ideal for a first-time buyer, investor, or snowbird, 11 Roosevelt Blvd. is your chance to enjoy Florida living close to nature, yet convenient to all you need.

6. 2025-10-29
   listed $195,000 Active

ⓘ 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: $1,498 · $125/mo
• Projected year-2 tax: $1,498 · $125/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 3/10 Moderate
• 🌡 Heat 10/10 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: $16,223
• − Mortgage interest: −$9,803
• − Property taxes: −$1,498
• − Insurance: −$875
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$5,091
• Taxable loss: −$3,640
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $304/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

-10.3% since first listed

6 events — show timeline

• 2026-05-10 Pending — RACC
• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $175,000 RACC
• 2025-11-12 Listed $195,000 RACC
• 2025-10-29 Listed $195,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+28.1%/yr

Latest (2025): $1,498 · +557.4% YoY. Source: county tax records.