2180 W Austin Dr · Citrus Springs, FL 34434

$184,900

2 bd · 1.5 ba · 880 sqft · SingleFamily public records · 81 Days on market

Built 1977 7,841 sqft lot Est $155k · 19% over

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Why this score? — see what drove the F 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 +14.2/30.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.1/10.0
• ARV discount +0.0/15.0

Listing remarks

ALL REASONABLE OFFERS WILL BE CONSIDERED. MOVE-IN READY AND BEAUTIFULLY UPDATED HOME. This charming home offers the perfect blend of comfort, convenience, and MODERN UPGRADES. Situated on a quiet dead-end road with minimal traffic, while still being close to everything you need. Featuring 2-Bedroom, 1.5-Bath with a versatile BONUS ROOM great space that could be used for an additional Bedroom, office space, or entertaining. One of the standout features of this home is the BRAND-NEW ROOF installed in 2026, giving the next owner peace of mind for years to come. Inside, you’ll find NEW LUXURY VINYL PLANK FLOORING throughout, FRESHLY PAINTED INTERIOR spaces, UPDATED BATHROOMS, NEW LI

Key facts

• Tennis
• Bonus room
• Golf courses

Tags

• UPDATED KITCHEN
• BONUS ROOM
• NATURAL SPRINGS
• GOLF COURSES
• PARKS
• TENNIS

Property features AI

Exterior

• Parking: Attached carport; Private driveway; Total of 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Block and concrete construction; Block and slab foundation; Asphalt shingle roof; Built on one level
• Exterior features: Fenced yard with chain link fencing; Cleared, level lot; Paved road access; No pool

Interior

• Kitchen: Electric oven; Microwave; Refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 4 total rooms; Dryer, Washer, Electric Oven, Microwave, Refrigerator
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $30 ($363/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 $144k (22.2% below list).
• Recommended offer: $144k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Citrus Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#521 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities 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: Citrus Springs Elementary School (math 52% / reading 48%, grade D+, #1,070 of 2,144 statewide, top 51%, 817 students, 71% 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 58% FRL track the district average.
• Market conditions: 1247 active listings in the ZIP; 6 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 $6k 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 81 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $143,866 (22.2% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.78% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $154,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2155 W Devon	0.02mi	2/1.0	864 (-2%)	3mo	$165,000	$191	92
2170 W Austin Dr	0.02mi	2/1.5	787 (-11%)	7mo	$178,000	$226	76
1817 W Gardenia Dr	0.39mi	3/1.5 (+1)	880 (0%)	8mo	$145,000	$165	70
1872 W Freeman Pl	0.36mi	2/1.0	902 (+2%)	9mo	$147,500	$164	70
1882 W Gardenia Dr	0.41mi	2/1.0	894 (+2%)	10mo	$160,000	$179	68
1919 W Freeman Pl	0.33mi	2/1.0	888 (+1%)	17mo	$155,000	$175	67
2090 W Argus Pl	0.37mi	2/2.0	945 (+7%)	6mo	$167,000	$177	64
2080 W Astor Pl	0.26mi	2/2.0	945 (+7%)	13mo	$140,000	$148	63
2024 W Gardenia Dr	0.41mi	2/1.0	939 (+7%)	13mo	$165,000	$176	57
9440 N Milam Way	0.37mi	3/1.0 (+1)	984 (+12%)	1mo	$164,000	$167	55
9222 N Elliot Way	0.31mi	2/1.0	990 (+12%)	15mo	$174,999	$177	50
1762 W Alhambra Dr	0.64mi	2/2.0	1,000 (+14%)	1mo	$175,000	$175	44

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-28,119
• Equity at exit: $27,569

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-22,345
• Equity at exit: $15,987

Cash invested: $51,772 (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 34434

• Home prices YoY: -2.9%
• Active inventory: 1247
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$970
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $30

Break-even live

Break-even rent $1,400

Max offer price $184,900

Occupancy floor 93%

Sensitivity live

Price	-10% $135	-5% $83	+0% $30	+5% $-22	+10% $-74
Rent	-10% $-83	-5% $-27	+0% $30	+5% $87	+10% $144
Rate	-1.0pp $123	-0.5pp $77	base $30	+0.5pp $-18	+1.0pp $-66

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9545 N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	23d	1	0.67mi
9543B N Travis Dr Unit A Citrus Springs, FL	3.0	2.0	1000	$1,350	$1.35	23d	1	0.69mi
9271 N Peachtree Way Unit 9271 Citrus Springs, FL	2.0	2.0	900	$1,300	$1.44	23d	1	0.95mi
9337 N Mendoza Way Citrus Springs, FL	2.0	2.0	984	$1,275	$1.30	23d	1	0.95mi
9437 N Travis Dr Citrus Springs, FL	2.0	2.0	972	$1,325	$1.36	23d	1	0.96mi
9262 N Travis Dr Citrus Springs, FL	2.0	2.0	984	$1,395	$1.42	23d	1	1.06mi

Listing history 29 events

1. 2026-06-21
   days on market $184,900 Active 81 DOM
2. 2026-06-19
   days on market $184,900 Active 79 DOM
3. 2026-06-18
   days on market $184,900 Active 78 DOM
4. 2026-06-17
   days on market $184,900 Active 77 DOM
5. 2026-06-16
   days on market $184,900 Active 76 DOM
6. 2026-06-15
   price $184,900 Active 75 DOM
7. 2026-06-15
   days on market $189,900 Active 75 DOM
8. 2026-06-14
   days on market $189,900 Active 73 DOM
9. 2026-06-13
   days on market $189,900 Active 72 DOM
10. 2026-06-09
    days on market $189,900 Active 69 DOM
11. 2026-06-08
    days on market $189,900 Active 68 DOM
12. 2026-06-07
    days on market $189,900 Active 67 DOM
13. 2026-06-03
    days on market $189,900 Active 63 DOM
14. 2026-06-02
    days on market $189,900 Active 62 DOM
15. 2026-06-01
    days on market $189,900 Active 61 DOM
16. 2026-05-31
    days on market $189,900 Active 60 DOM
17. 2026-05-30
    days on market $189,900 Active 59 DOM
18. 2026-05-05
    price $195,000
19. 2026-04-01
    listed $199,000 Active
20. 2022-08-09
    soldstatus $150,000
21. 2022-01-10
    historical
22. 2021-07-09
    status Active
23. 2021-07-09
    historical
24. 2021-04-13
    listed $139,000
25. 2019-06-03
    historical
26. 2018-12-03
    listed $110,000
27. 2015-11-03
    soldstatus $36,800
28. 2015-09-18
    soldstatus $34,000
29. 2015-08-15
    listed $37,900

ⓘ 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: $715 · $60/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: +$819/yr (+$68/mo · 114.5%)

ⓘ 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 ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,264
• − Mortgage interest: −$10,357
• − Property taxes: −$715
• − Insurance: −$924
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$5,379
• Taxable loss: −$2,874
• Est. tax savings @ 24.0%: +$690
• After-tax cash flow: $1,053/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 — Citrus Springs

• Score: 68/100
• State rank: #521
• US rank: #9598

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment D+ Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citrus Springs, FL
• County: Citrus County · 111,314 people
• City population: 10,730
• Metro: Homosassa Springs, FL
• Population (ZIP): 11,074
• Household income: $68,939
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 171.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 11% Hispanic / Latino 9% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Iranian 3% Romanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Other Indo-European 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: ▼ -9.70%
• Current HPI: 328.2164
• 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

+414.5% since first listed

12 events — show timeline

• 2026-05-05 Price Changed $195,000 RACC
• 2026-04-01 Listed $199,000 RACC
• 2022-08-09 Sold (Public Records) $150,000 Public Records
• 2022-01-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-07-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-07-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-04-13 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2019-06-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-12-03 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2015-11-03 Sold (Public Records) $36,800 Public Records
• 2015-09-18 Sold (MLS) $34,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-15 Listed $37,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.5%/yr

Latest (2025): $715 · +8.6% YoY. Source: county tax records.