452 N Elmwood Pt · Crystal River, FL 34429

$300,000

4 bd · 4.0 ba · 1,900 sqft · Other public records · 51 Days on market

Built 1981 0.26 ac lot

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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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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 MLS

Darling updated Duplex offers 2 units, 2 bedrooms 2 baths each. The Duplex has been totally updated with new cabinets, new kitchen sink and Vanities in the baths, new fixtures, new tile floors, beautiful stone counter tops, new Stainless Steel Appliances, New Screened Porch in Back, New Paint and much more! Live in one and rent the other out or rent both for income. Close to Citrus County's only Beach, shopping and Dining.

Key facts

• 0.26 acre lot
• Built 1981
• Listed 50 days

Property features AI

Finance

• Other: Property configured as residential income duplex with 1 building; Two separate water meters
• Financial info: Gross annual income: $34,800; Annual net income: $24,240; Annual expenses: $10,560; Tenant pays electricity, sewer, and trash collection; Lease terms: Gross lease
• HOA & community: No HOA/association

Exterior

• Parking: Parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Broadband/high-speed internet available
• Home design: Duplex (residential income); One story; Slab foundation; Facing direction not specified
• Construction: Block and stucco construction; Shingle roof; Built using slab foundation
• Exterior features: Fenced yard; Fire pit; Flood zone; Paved lot; Asphalt road; Private maintained road

Interior

• Kitchen: Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms total; Two 2-bedroom units (multi-unit configuration)
• Flooring: Ceramic tile
• Bathrooms: Multiple bathrooms (2 bathrooms in each 2-bedroom unit)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Vaulted ceilings; Blinds; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry/utility

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 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; 2 comparable units currently listed for rent nearby; 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 $9k 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 51 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $200k; list at $300k implies a 50% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-12,932
• Equity at exit: $44,731

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $35,224
• Equity at exit: $25,939

Cash invested: $84,000 (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 34429

• Home prices YoY: -17.8%
• Active inventory: 325
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,617 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$176 /mo · $2,110/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $557

Break-even live

Break-even rent $2,912

Max offer price $300,000

Occupancy floor 80%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.02mi
1542 SE Pinwheel Dr Crystal River, FL	3.0	2.0	2279	$4,500	$1.97	21d	1	1.42mi

Listing history 35 events

1. 2026-06-19
   days on market $300,000 Active 51 DOM
2. 2026-06-18
   days on market $300,000 Active 50 DOM
3. 2026-06-17
   days on market $300,000 Active 49 DOM
4. 2026-06-16
   days on market $300,000 Active 48 DOM
5. 2026-06-15
   days on market $300,000 Active 47 DOM
6. 2026-06-14
   days on market $300,000 Active 45 DOM
7. 2026-06-13
   days on market $300,000 Active 44 DOM
8. 2026-06-09
   days on market $300,000 Active 41 DOM
9. 2026-06-08
   days on market $300,000 Active 40 DOM
10. 2026-06-07
    days on market $300,000 Active 39 DOM
11. 2026-06-03
    days on market $300,000 Active 35 DOM
12. 2026-06-02
    days on market $300,000 Active 34 DOM
13. 2026-06-01
    days on market $300,000 Active 33 DOM
14. 2026-05-31
    days on market $300,000 Active 32 DOM
15. 2026-05-30
    days on market $300,000 Active 31 DOM
16. 2026-04-30
    listed $300,000 Active
17. 2024-01-17
    soldstatus $200,000
18. 2020-08-31
    soldstatus $140,000
19. 2019-07-27
    historical
20. 2019-02-23
    listed $134,900
21. 2017-11-29
    soldstatus $169,200
22. 2017-11-27
    soldstatus $72,500
23. 2015-07-22
    soldstatus $78,000
24. 2015-07-17
    soldstatus $78,000 426-char remark

    Show marketing remark (426 chars)

    Darling updated Duplex offers 2 units, 2 bedrooms 2 baths each. The Duplex has been totally updated with new cabinets, new kitchen sink and Vanities in the baths, new fixtures, new tile floors, beautiful stone counter tops, new Stainless Steel Appliances, New Screened Porch in Back, New Paint and much more! Live in one and rent the other out or rent both for income. Close to Citrus County's only Beach, shopping and Dining.

25. 2015-03-13
    listed $89,500 426-char remark

    Show marketing remark (426 chars)

    Darling updated Duplex offers 2 units, 2 bedrooms 2 baths each. The Duplex has been totally updated with new cabinets, new kitchen sink and Vanities in the baths, new fixtures, new tile floors, beautiful stone counter tops, new Stainless Steel Appliances, New Screened Porch in Back, New Paint and much more! Live in one and rent the other out or rent both for income. Close to Citrus County's only Beach, shopping and Dining.

26. 2014-07-15
    soldstatus $14,900
27. 2014-06-10
    listed $14,900
28. 2006-07-17
    soldstatus $126,000
29. 2005-08-03
    soldstatus $86,000
30. 2005-02-21
    soldstatus $78,500
31. 2003-12-19
    soldstatus $70,000
32. 2001-05-18
    soldstatus $53,000
33. 1997-08-01
    soldstatus $57,000
34. 1993-07-01
    soldstatus $47,000
35. 1984-06-01
    soldstatus $125,800

ⓘ 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: $2,110 · $176/mo
• Projected year-2 tax: $2,490 · $208/mo
• Expected delta: +$380/yr (+$32/mo · 18.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $43,410
• − Mortgage interest: −$16,805
• − Property taxes: −$2,110
• − Insurance: −$6,619
• − Repairs & maintenance: −$3,473
• − Management: −$3,473
• − Depreciation: −$8,727
• Taxable income: $2,203
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $6,157/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

+138.5% since first listed

20 events — show timeline

• 2026-04-30 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-17 Sold (Public Records) $200,000 Public Records
• 2020-08-31 Sold (Public Records) $140,000 Public Records
• 2019-07-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-02-23 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2017-11-29 Sold (Public Records) $169,200 Public Records
• 2017-11-27 Sold (Public Records) $72,500 Public Records
• 2015-07-22 Sold (Public Records) $78,000 Public Records
• 2015-07-17 Sold (MLS) $78,000 RACC
• 2015-03-13 Listed $89,500 RACC
• 2014-07-15 Sold (MLS) $14,900 RACC
• 2014-06-10 Listed $14,900 RACC
• 2006-07-17 Sold (Public Records) $126,000 Public Records
• 2005-08-03 Sold (Public Records) $86,000 Public Records
• 2005-02-21 Sold (Public Records) $78,500 Public Records
• 2003-12-19 Sold (Public Records) $70,000 Public Records
• 2001-05-18 Sold (Public Records) $53,000 Public Records
• 1997-08-01 Sold (Public Records) $57,000 Public Records
• 1993-07-01 Sold (Public Records) $47,000 Public Records
• 1984-06-01 Sold (Public Records) $125,800 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,110 · +13.5% YoY. Source: county tax records.