4 Arizona St · Beverly Hills, FL 34465

$125,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 49 Days on market

Built 1980 9,562 sqft lot Est $170k · 26% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.4/10.0
• 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

Auction Property. LIST PRICE IS FOR MLS PURPOSES ONLY. ACTUAL PRICE WILL BE DETERMINED AT AUCTION. ONLINE AUCTION ENDS APR. 2 AT 12 PM ET. This 1980± built concrete block home sits on a . 22± acre lot featuring mature landscaping. The property offers 888± sq ft of living area within a 1,554± sq ft total footprint under roof. The interior layout includes 2 bedrooms, 1 bathroom with a walk-in sliding door shower, and a galley kitchen featuring a pass-through window to Florida room. Exterior features include a 6'x17'± covered front porch and a 14'x11'± concrete back patio. The attached 1± car garage includes the laundry area and additional stora

Key facts

• Covered front porch
• Galley kitchen
• Pass-through window

Tags

• WALK-IN SLIDING DOOR SHOWER
• GALLEY KITCHEN
• PASS-THROUGH WINDOW
• COVERED FRONT PORCH
• CONCRETE BACK PATIO
• NO HOA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: schools F, 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.
• Market conditions: 401 active listings in the ZIP; 9 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).
• This rent runs 34% 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 $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $125k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $169,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Arizona St	0.00mi	2/1.0	888 (0%)	0mo	$101,200	$114	100
523 S Jefferson St	0.32mi	2/1.0	912 (+3%)	4mo	$170,000	$186	78
501 S Jefferson St	0.22mi	2/1.5	908 (+2%)	9mo	$173,100	$191	76
7 S J Kellner Blvd	0.03mi	2/2.0	992 (+12%)	1mo	$167,000	$168	74
523 California St	0.24mi	2/1.5	908 (+2%)	11mo	$182,000	$200	74
9 Arizona St	0.07mi	2/1.0	816 (-8%)	13mo	$167,500	$205	73
10 Michigan St	0.18mi	2/1.0	816 (-8%)	11mo	$157,000	$192	68
230 S Jackson St	0.57mi	2/1.0	908 (+2%)	2mo	$160,000	$176	68
316 S Fillmore St	0.52mi	2/1.0	816 (-8%)	1mo	$117,000	$143	62
505 S Jackson St	0.34mi	2/1.0	816 (-8%)	12mo	$195,000	$239	60
524 S Jefferson St	0.31mi	2/1.5	996 (+12%)	3mo	$203,000	$204	60
232 S Fillmore St	0.64mi	2/1.0	816 (-8%)	5mo	$152,000	$186	52

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,502
• Equity at exit: $18,638

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $29,415
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$656
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $341

Break-even live

Break-even rent $1,113

Max offer price $125,000

Occupancy floor 73%

Sensitivity live

Price	-10% $412	-5% $376	+0% $341	+5% $306	+10% $270
Rent	-10% $219	-5% $280	+0% $341	+5% $402	+10% $463
Rate	-1.0pp $404	-0.5pp $373	base $341	+0.5pp $309	+1.0pp $276

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	22d	1	0.11mi
7 Donna Ct Beverly Hills, FL	1.0	1.0	675	$1,225	$1.81	22d	1	0.89mi
95 S Fillmore St Beverly Hills, FL	2.0	1.0	1056	$1,300	$1.23	22d	1	0.96mi
5 New North Ct Beverly Hills, FL	1.0	1.0	864	$1,100	$1.27	22d	1	1.12mi
45 S Jackson St Beverly Hills, FL	2.0	1.0	1108	$1,275	$1.15	22d	1	1.27mi
41 S Monroe St Beverly Hills, FL	2.0	1.0	932	$1,300	$1.39	22d	1	1.29mi
31 S Barbour St Beverly Hills, FL	2.0	1.0	1027	$1,525	$1.48	22d	1	1.36mi
13 S Washington St Beverly Hills, FL	3.0	1.0	1062	$1,350	$1.27	22d	1	1.49mi
11 S Barbour St Beverly Hills, FL	2.0	1.0	808	$1,349	$1.67	22d	1	1.50mi

Listing history 5 events

1. 2026-04-02
   status Pending
2. 2026-02-12
   listed $125,000 Active
3. 1989-05-01
   soldstatus $43,500
4. 1986-03-01
   soldstatus $47,000
5. 1980-12-01
   soldstatus $41,000

ⓘ 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: $2,062 · $172/mo
• Projected year-2 tax: $2,062 · $172/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 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: $18,539
• − Mortgage interest: −$7,002
• − Property taxes: −$2,062
• − Insurance: −$625
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$3,636
• Taxable income: $2,248
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $3,554/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

+204.9% since first listed

5 events — show timeline

• 2026-04-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 1989-05-01 Sold (Public Records) $43,500 Public Records
• 1986-03-01 Sold (Public Records) $47,000 Public Records
• 1980-12-01 Sold (Public Records) $41,000 Public Records

Property tax history

+21.8%/yr

Latest (2025): $2,062 · +384.8% YoY. Source: county tax records.