1510 NW 22nd St · Crystal River, FL 34428

$214,900

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 30 Days on market

Built 1967 0.44 ac lot Est $308k · 30% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.2/10.0
• 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

Welcome to this beautifully maintained 3-bedroom, 2-bath home situated on a spacious . 44-acre lot in the heart of Crystal River. Surrounded by mature landscaping and woods on three sides, this property offers a peaceful setting while still being conveniently located near shopping, dining, and the water. Inside, the home features solid wood cabinetry, granite countertops, and a functional layout designed for both everyday living and entertaining. The screened-in back porch creates the perfect space to enjoy Florida evenings overlooking the beautifully landscaped yard complete with a fire pit area, gazebo/covered bench area, potting station, and rock wall accents. Major updates have already been completed, including a 2017 roof, 2019 HVAC system, 2025 electrical upgrades, and a 2026 water heater, giving buyers peace of mind. Additional improvements include blown-in attic insulation, gutters, hurricane shutters, updated exterior doors, and upgraded electrical receptacles. Outdoor enthusiasts will appreciate the detached shed with window A/C, enclosed carport/workshop area, generator panel, and optional Crystal River Watersports membership is approximately $150 annually and provides boat ramp access. This property blends comfort, functionality, and the laid-back Florida lifestyle Crystal River is known for.

Key facts

• Spacious lot
• Fire pit area
• Potting station

Tags

• SPACIOUS LOT
• MATURE LANDSCAPING
• SCREENED-IN BACK PORCH
• FIRE PIT AREA
• GAZEBO COVERED BENCH AREA
• POTTING STATION

Property features AI

Finance

• Other: Homestead exempt; Zoned R1; Unfurnished; GPS-advised directions
• HOA & community: No HOA/association

Exterior

• Parking: 1-car garage
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One level; North-facing
• Construction: Block and concrete construction; Shingle roof; Built on slab; 1/4 to less than 1/2 acre lot
• Exterior features: Porch (screened); Hurricane shutters; Private mailbox; Rain gutters; Chain link fencing; Shed(s); Workshop; Fruit trees; Mature landscaping; Landscaped, paved lot; Flood zone; City limits

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Range
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Stone counters; Thermostat; Double pane windows
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $42 ($498/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.5% 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 Middle School (math 49% / reading 47%, grade C-, #286 of 571 statewide, top 50%, 900 students, 64% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL).
• Market conditions: 322 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).
• At $2,199/mo this rent would consume 52% of the median local household income ($51k/yr) (locally 264% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 30 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $55k; list at $215k implies a 291% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,676 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.02% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $307,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2001 NW 15th Ct	0.16mi	3/2.0	1,455 (+8%)	2mo	$225,000	$155	78
1440 NW 21st St	0.12mi	3/1.0	1,344 (-0%)	14mo	$150,000	$112	78
3617 N Hiawatha Ter	0.27mi	3/2.0	1,358 (+1%)	12mo	$230,000	$169	76
4055 N Little Hawk Pt	0.28mi	3/2.0	1,322 (-2%)	11mo	$233,000	$176	74
3911 N Nokomis Pt	0.17mi	2/2.0 (-1)	1,400 (+4%)	8mo	$600,000	$429	74
3628 N Hiawatha Ter	0.28mi	2/2.5 (-1)	1,380 (+2%)	5mo	$385,000	$279	72
1361 NW 19th St	0.26mi	3/2.0	1,176 (-13%)	1mo	$205,000	$174	65
3818 N Calusa Pt	0.65mi	3/2.0	1,419 (+5%)	14mo	$575,000	$405	49
1911 NW 16th St	0.66mi	3/2.0	1,300 (-4%)	20mo	$725,000	$558	46
3874 N Timucua Pt	0.72mi	3/2.0	1,478 (+10%)	8mo	$337,000	$228	44
1860 NW 17th St	0.60mi	3/2.0	1,485 (+10%)	18mo	$535,000	$360	40
1860 NW 18th Ct	0.48mi	2/1.5 (-1)	1,180 (-13%)	18mo	$258,000	$219	35

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-32,016
• Equity at exit: $32,042

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-23,814
• Equity at exit: $18,581

Cash invested: $60,172 (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 34428

• Home prices YoY: -15.3%
• Active inventory: 322
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,199 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$90
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $42

Break-even live

Break-even rent $2,147

Max offer price $214,900

Occupancy floor 93%

Sensitivity live

Price	-10% $163	-5% $102	+0% $42	+5% $-19	+10% $-80
Rent	-10% $-132	-5% $-45	+0% $42	+5% $128	+10% $215
Rate	-1.0pp $150	-0.5pp $96	base $42	+0.5pp $-14	+1.0pp $-71

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 NW 22nd St Crystal River, FL	3.0	2.0	1537	$2,100	$1.37	23d	1	0.15mi
10906 W Cove Harbor Dr Crystal River, FL	2.0	2.0	1409	$2,950	$2.09	23d	1	0.25mi
10785 W Spring Cir Crystal River, FL	3.0	2.0	1344	$1,600	$1.19	23d	1	0.28mi
1950 NW 12th Ave Unit B Crystal River, FL	2.0	2.0	1100	$1,300	$1.18	23d	1	0.32mi
11057 W Harbor Watch Loop Crystal River, FL	2.0	1.5	1074	$1,495	$1.39	23d	1	0.34mi
11055 W Harbor Watch Loop Crystal River, FL	2.0	1.5	1074	$1,550	$1.44	23d	1	0.34mi
10456 W Ashburn Ln Crystal River, FL	1.0–2.0	1.0–2.0	794	$977	$1.23	15d	1	0.59mi
3371 N Bay Ave Crystal River, FL	3.0	1.0	1008	$1,750	$1.74	23d	1	0.94mi
373 NW 14th Pl Crystal River, FL	2.0	2.0	1422	$3,000	$2.11	23d	1	1.42mi

Listing history 22 events

1. 2026-06-14
   statusdays on market $214,900 Pending 30 DOM
2. 2026-06-13
   days on market $214,900 Active 29 DOM
3. 2026-06-09
   days on market $214,900 Active 26 DOM
4. 2026-06-08
   days on market $214,900 Active 25 DOM
5. 2026-06-07
   days on market $214,900 Active 24 DOM
6. 2026-06-03
   days on market $214,900 Active 20 DOM
7. 2026-06-02
   days on market $214,900 Active 19 DOM
8. 2026-06-01
   days on market $214,900 Active 18 DOM
9. 2026-05-31
   days on market $214,900 Active 17 DOM
10. 2026-05-30
    days on market $214,900 Active 16 DOM
11. 2026-05-14
    listed $214,900 Active

    Show marketing remark (1325 chars)

    Welcome to this beautifully maintained 3-bedroom, 2-bath home situated on a spacious . 44-acre lot in the heart of Crystal River. Surrounded by mature landscaping and woods on three sides, this property offers a peaceful setting while still being conveniently located near shopping, dining, and the water. Inside, the home features solid wood cabinetry, granite countertops, and a functional layout designed for both everyday living and entertaining. The screened-in back porch creates the perfect space to enjoy Florida evenings overlooking the beautifully landscaped yard complete with a fire pit area, gazebo/covered bench area, potting station, and rock wall accents. Major updates have already been completed, including a 2017 roof, 2019 HVAC system, 2025 electrical upgrades, and a 2026 water heater, giving buyers peace of mind. Additional improvements include blown-in attic insulation, gutters, hurricane shutters, updated exterior doors, and upgraded electrical receptacles. Outdoor enthusiasts will appreciate the detached shed with window A/C, enclosed carport/workshop area, generator panel, and optional Crystal River Watersports membership is approximately $150 annually and provides boat ramp access. This property blends comfort, functionality, and the laid-back Florida lifestyle Crystal River is known for.

12. 2026-05-14
    listed $214,900 Active 1325-char remark

    Show marketing remark (1325 chars)

    Welcome to this beautifully maintained 3-bedroom, 2-bath home situated on a spacious . 44-acre lot in the heart of Crystal River. Surrounded by mature landscaping and woods on three sides, this property offers a peaceful setting while still being conveniently located near shopping, dining, and the water. Inside, the home features solid wood cabinetry, granite countertops, and a functional layout designed for both everyday living and entertaining. The screened-in back porch creates the perfect space to enjoy Florida evenings overlooking the beautifully landscaped yard complete with a fire pit area, gazebo/covered bench area, potting station, and rock wall accents. Major updates have already been completed, including a 2017 roof, 2019 HVAC system, 2025 electrical upgrades, and a 2026 water heater, giving buyers peace of mind. Additional improvements include blown-in attic insulation, gutters, hurricane shutters, updated exterior doors, and upgraded electrical receptacles. Outdoor enthusiasts will appreciate the detached shed with window A/C, enclosed carport/workshop area, generator panel, and optional Crystal River Watersports membership is approximately $150 annually and provides boat ramp access. This property blends comfort, functionality, and the laid-back Florida lifestyle Crystal River is known for.

13. 2010-09-29
    historical
14. 2010-08-20
    soldstatus $55,000
15. 2010-07-01
    listed $52,500
16. 2010-06-29
    listed $52,500
17. 2008-01-06
    historical
18. 2007-10-31
    listed $185,000
19. 2005-02-10
    soldstatus $148,500
20. 2005-02-07
    soldstatus $148,500
21. 2005-01-11
    listed $149,750
22. 1979-06-01
    soldstatus $48,200

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$1,150/yr (+$96/mo · 181.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $26,391
• − Mortgage interest: −$12,038
• − Property taxes: −$634
• − Insurance: −$6,193
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − Depreciation: −$6,252
• Taxable loss: −$2,948
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $1,206/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

• Census place: Crystal River, FL
• County: Citrus County · 111,314 people
• City population: 10,163
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,163
• Household income: $50,779
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 264.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -57.32%
• Current HPI: 317.7637
• 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

+345.9% since first listed

12 events — show timeline

• 2026-05-14 Listed $214,900 RACC
• 2026-05-14 Listed $214,900 Stellar MLS as Distributed by MLS Grid
• 2010-09-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-08-20 Sold (MLS) $55,000 RACC
• 2010-07-01 Listed $52,500 RACC
• 2010-06-29 Listed $52,500 Stellar MLS as Distributed by MLS Grid
• 2008-01-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-10-31 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-10 Sold (Public Records) $148,500 Public Records
• 2005-02-07 Sold (MLS) $148,500 RACC
• 2005-01-11 Listed $149,750 RACC
• 1979-06-01 Sold (Public Records) $48,200 Public Records

Property tax history

-5.9%/yr

Latest (2025): $634 · -40.1% YoY. Source: county tax records.