8709 E Sandpiper Dr · Inverness, FL 34450

$219,900

2 bd · 2.0 ba · 1,186 sqft · SingleFamily public records · 4 Days on market

Built 1969 0.35 ac lot Est $209k · 5% over

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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 +15.2/30.0
• ARV discount +5.1/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your dream golf course retreat overlooking the 5th green & 6th fairway of Inverness Golf & Country Club! Enjoy the benefits of no HOA fees and optional golf or social memberships, providing access to golf, swimming, tennis, and dining amenities. This well-maintained home features a desirable split-bedroom floor plan with two primary suites, offering comfort and privacy for family and guests alike. One primary bath also provides convenient hall access for visitors. The home's impeccably maintained yard showcases a lush lawn and attractive landscaping, complete with a private well for the sprinkler system, helping keep everything green year-round. Inside, the spacious k

Key facts

• Private well
• Spacious kitchen
• No hoa fees

Tags

• NO HOA FEES
• OPTIONAL GOLF MEMBERSHIPS
• OPTIONAL SOCIAL MEMBERSHIPS
• TWO PRIMARY SUITES
• PRIVATE WELL
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Subdivision: Inverness Golf and C.C. Estates; Directions available from Inverness (local directions)
• HOA & community: Community amenities include golf

Exterior

• Parking: Attached garage with 1 garage space; Driveway; Concrete surfaces; Garage door opener
• Security: Smoke detectors
• Utilities: Water: private, public, and well available; Sewer: septic tank
• Home design: Single-family residence; Residential property
• Construction: Stucco exterior; Asphalt shingle roof; Block and slab foundation; Built using standard single-family construction
• Exterior features: Exterior lighting; Located on a golf course lot; Wooded lot; Paved road frontage on a county road

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Laminate counters; Breakfast bar
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric, heat pump); Central air conditioning (electric)
• Interior features: Breakfast bar; Laminate countertops; Open floor plan; High-speed internet; Skylights; Blinds and window coverings; Disposal; Water softener (owned); Water heater
• Laundry & utility: Water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $75 ($903/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 $176k (20.2% below list).
• Recommended offer: $176k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.9% in Inverness — 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 67/100 on livability (#564 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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: Inverness Primary School (math 54% / reading 55%, grade C, #892 of 2,144 statewide, top 44%, 683 students, 65% FRL); Inverness Middle School (math 52% / reading 48%, grade C, #254 of 571 statewide, top 45%, 1,017 students, 60% FRL); Citrus High School (math 34% / reading 51%, grade F, #264 of 667 statewide, top 41%, 1,503 students, 54% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 211 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 $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $68k; list at $220k implies a 224% 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,564 (20.2% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.80% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $208,736
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9095 E China Grove Ln	0.54mi	3/2.0 (+1)	1,232 (+4%)	3mo	$210,000	$170	60
4031 S Old Floral City Rd	0.63mi	3/2.0 (+1)	1,176 (-1%)	19mo	$903,000	$768	48
3433 S Crossbill Loop	0.65mi	2/2.0	1,250 (+5%)	18mo	$220,000	$176	46
9054 E Coker Creek Ln	0.53mi	3/2.0 (+1)	1,352 (+14%)	2mo	$250,000	$185	45
9373 E Sandpiper Dr	0.66mi	2/2.0	1,350 (+14%)	21mo	$217,777	$161	28

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-30,942
• Equity at exit: $32,788

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-21,185
• Equity at exit: $19,013

Cash invested: $61,572 (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 34450

• Home prices YoY: -18.7%
• Active inventory: 211
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,756 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $75

Break-even live

Break-even rent $1,660

Max offer price $219,900

Occupancy floor 91%

Sensitivity live

Price	-10% $200	-5% $137	+0% $75	+5% $13	+10% $-49
Rent	-10% $-63	-5% $6	+0% $75	+5% $145	+10% $214
Rate	-1.0pp $186	-0.5pp $131	base $75	+0.5pp $18	+1.0pp $-40

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 Carnegie Dr Inverness, FL	3.0	2.0	1334	$1,800	$1.35	23d	1	1.11mi
732 Sinclair Ter Inverness, FL	3.0	2.0	1347	$1,700	$1.26	23d	1	1.37mi

Listing history 4 events

1. 2026-06-21
   days on market $219,900 Active 4 DOM
2. 2026-06-19
   days on market $219,900 Active 2 DOM
3. 2026-06-17
   remarks 691-char remark
4. 2026-06-17
   listed $219,900 Active 1 DOM

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $1,825 · $152/mo
• Expected delta: +$1,022/yr (+$85/mo · 127.3%)

ⓘ 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) · 71% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 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: $21,068
• − Mortgage interest: −$12,318
• − Property taxes: −$803
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$6,397
• Taxable loss: −$2,920
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $1,604/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 — Inverness

• Score: 67/100
• State rank: #564
• US rank: #10791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,621
• Population (ZIP): 10,408

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 8% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% 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: ▼ -72.56%
• Current HPI: 315.9725
• 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

+266.5% since first listed

9 events — show timeline

• 2026-06-17 Listed $219,900 RACC
• 2026-05-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $239,000 RACC
• 2026-04-13 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Price Changed $247,000 RACC
• 2026-01-27 Price Changed $247,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 1999-04-09 Sold (Public Records) $67,900 Public Records
• 1985-12-01 Sold (Public Records) $60,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $803 · +0.2% YoY. Source: county tax records.