6391 Curtiss Ln · Spring Hill, FL 34608

$259,000

3 bd · 2.0 ba · 1,436 sqft · SingleFamily public records · 19 Days on market

Built 1986 0.28 ac lot Est $300k · 14% under

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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 +15.4/30.0
• ARV discount +13.7/15.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ACTIVE WITH CONTRACT SHORT SALE-2/2/2 POOL HOME. Re-roof 2008. Pool refinished in 2012. This is a perfect home to enjoy the Florida Life style... Clean, well appointed home that has been well maintained. Great updated kitchen, designer baths, security system and Oversized screened lanai/pool enclosure. MOVE IN CONDITION-THIS ONE HAS IT ALL!

Key facts

• Large breakfast bar
• Spacious homesite
• Updated kitchen

Tags

• PRIVATE FLORIDA RETREAT
• SPACIOUS HOMESITE
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE BREAKFAST BAR
• SCREENED-IN POOL

Property features AI

Finance

• Other: Homestead exempt; Lot approximately 0.28 acres (1/4 to less than 1/2 acre)
• HOA & community: No association; Pets allowed

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer; Cable available; Electricity connected
• Home design: Single family residence; One story; Faces east; Residential property
• Construction: Block and stucco construction; Other construction materials; Other roof; Slab foundation; Built on one level
• Exterior features: Private in-ground pool; Storage; Other exterior features; Road surface: Other

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $214k (17.4% below list).
• Recommended offer: $214k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.4% in Spring Hill — 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 63/100 on livability (#738 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Hernando (suburban): math 50% / reading 50% proficiency, ranked #38 of 73 in FL (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pine Grove Elementary School (math 60% / reading 45%, grade C-, #976 of 2,144 statewide, top 46%, 991 students, 60% FRL); West Hernando Middle School (math 36% / reading 37%, grade F, #405 of 571 statewide, top 72%, 695 students, 58% FRL); Central High School (math 34% / reading 44%, grade F, #312 of 667 statewide, top 48%, 1,426 students, 53% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents soft (-0.7%/yr); 389 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• This rent runs 40% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hernando County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 5 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 $82k; list at $259k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,830 (17.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.83% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $300,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7048 Oberon Ave	0.29mi	3/2.0	1,378 (-4%)	5mo	$277,000	$201	76
12420 Lombardy St	0.14mi	3/2.0	1,276 (-11%)	2mo	$274,000	$215	74
12424 Penton St	0.32mi	3/2.0	1,539 (+7%)	4mo	$259,000	$168	69
12474 Seybold Dr	0.24mi	3/2.0	1,580 (+10%)	4mo	$330,000	$209	69
12439 Hanley Dr	0.17mi	3/2.0	1,624 (+13%)	3mo	$318,000	$196	68
13055 Santee St	0.58mi	3/2.0	1,495 (+4%)	3mo	$330,000	$221	64
13045 Santee St	0.57mi	3/2.0	1,524 (+6%)	2mo	$325,000	$213	62
13143 Lawrence St	0.63mi	2/2.0 (-1)	1,355 (-6%)	0mo	$235,000	$173	56
13040 Hanley Dr	0.31mi	4/2.0 (+1)	1,646 (+15%)	2mo	$349,900	$213	55
6202 Covewood Dr	0.53mi	3/2.0	1,287 (-10%)	4mo	$258,000	$200	55
12271 Katherwood St	0.53mi	3/2.0	1,611 (+12%)	2mo	$309,000	$192	53
6310 Gainsboro Ave	0.56mi	2/2.0 (-1)	1,320 (-8%)	8mo	$287,500	$218	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.42×
• Total profit: $-42,106
• Equity at exit: $38,618

10-year hold

• IRR: -14.6%
• Equity multiple: 0.27×
• Total profit: $-53,238
• Equity at exit: $22,394

Cash invested: $72,520 (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 34608

• Home prices YoY: -24.7%
• Rents YoY: -0.7%
• Active inventory: 389
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$125 /mo · $1,506/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $98

Break-even live

Break-even rent $2,015

Max offer price $259,000

Occupancy floor 90%

Sensitivity live

Price	-10% $244	-5% $171	+0% $98	+5% $24	+10% $-49
Rent	-10% $-71	-5% $13	+0% $98	+5% $182	+10% $267
Rate	-1.0pp $228	-0.5pp $164	base $98	+0.5pp $31	+1.0pp $-38

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6289 Mariner Blvd Spring Hill, FL	3.0	2.0	1212	$1,850	$1.53	19d	1	0.27mi
13109 Lola Dr Spring Hill, FL	2.0	2.0	1483	$4,900	$3.30	26d	1	0.37mi
13186 Thrush St Spring Hill, FL	3.0	2.0	1114	$1,950	$1.75	26d	1	0.46mi
6372 Gainsboro Ave Spring Hill, FL	3.0	2.0	1535	$1,889	$1.23	0d	1	0.52mi
13097 Scottville St Unit 1234463P Spring Hill, FL	3.0	2.0	1463	$3,918	$2.68	1d	1	0.80mi
12454 Seagate St Spring Hill, FL	3.0	2.0	1114	$1,690	$1.52	0d	1	0.80mi
5363 Pierpoint Ave Spring Hill, FL	3.0	2.0	1722	$2,200	$1.28	26d	1	1.18mi
5327 Baldock Ave Spring Hill, FL	3.0	2.0	1711	$1,995	$1.17	19d	1	1.20mi
12095 Elgin Blvd Spring Hill, FL	3.0	2.0	1284	$1,849	$1.44	26d	1	1.23mi
7405 Western Circle Dr Brooksville, FL	2.0	2.0	1442	$1,500	$1.04	26d	1	1.32mi
5294 Fairhaven Ave Spring Hill, FL	2.0	2.0	1105	$1,600	$1.45	26d	1	1.39mi

Listing history 15 events

1. 2026-06-21
   days on market $259,000 Active 19 DOM
2. 2026-06-18
   price $259,000 Active 16 DOM
3. 2026-06-18
   days on market $270,000 Active 16 DOM
4. 2026-06-17
   days on market $270,000 Active 15 DOM
5. 2026-06-16
   days on market $270,000 Active 14 DOM
6. 2026-06-15
   price $270,000 Active 13 DOM
7. 2026-06-15
   days on market $269,500 Active 13 DOM
8. 2026-06-13
   days on market $269,500 Active 11 DOM
9. 2026-06-13
   pricedays on market $269,500 Active 10 DOM
10. 2026-06-09
    days on market $269,000 Active 7 DOM
11. 2026-06-08
    days on market $269,000 Active 6 DOM
12. 2026-06-07
    days on market $269,000 Active 5 DOM
13. 2026-06-04
    days on market $269,000 Active 2 DOM
14. 2026-06-02
    remarks 699-char remark
15. 2026-06-02
    listed $269,000 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: $1,506 · $125/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$644/yr (+$54/mo · 42.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,660
• − Mortgage interest: −$14,508
• − Property taxes: −$1,506
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$7,535
• Taxable loss: −$3,289
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $1,961/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: Hernando
• NCES district ID: 1200810
• Math proficiency: 50% ▼ -8.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $41,985
• Composite: 42.03/100
• National rank: #3329
• State rank: #38 of 73 in FL

Livability — Spring Hill

• Score: 63/100
• State rank: #738
• US rank: #15937

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Hill, FL
• County: Hernando County · 169,677 people
• City population: 83,915
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 36,658
• Household income: $64,345
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 647.0

Population outlook (Hernando County) Hauer SSP2

• Today (2025): 189,218 people
• By 2030: 194,367 · +2.7%
• By 2040: 203,398 · +7.5%
• By 2050: 209,589 · +10.8%
• By 2075: 218,452 · +15.4%
• By 2100: 205,923 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 11% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 9% Cuban 3%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Hernando

• 2024 margin: Solid R (+37.0) · D 31.1% · R 68.2%
• 2008→2024 swing: -33.5pp toward R · 2008: -3.6pp · 2024: -37.0pp
• All cycles: 2024: R+37.0 2020: R+30.2 2016: R+29.0 2012: R+8.5 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.94%
• Current HPI: 305.1933
• Rent YoY: ▼ -0.68%
• Metro: Tampa-St. Petersburg-Clearwater, 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

+242.7% since first listed

13 events — show timeline

• 2026-06-02 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-11 Listing Removed — HCAR
• 2014-09-04 Sold (Public Records) $82,100 Public Records
• 2014-08-29 Sold (MLS) $82,100 St. Augustine and St. Johns County Board of REALTORS®
• 2014-08-29 Sold (MLS) $82,100 HCAR
• 2013-06-17 Listed $82,000 St. Augustine and St. Johns County Board of REALTORS®
• 2013-06-17 Listed $82,000 HCAR
• 2009-10-01 Listed $153,900 HCAR
• 2005-07-11 Sold (Public Records) $159,911 Public Records
• 2005-06-10 Sold (MLS) $159,900 HCAR
• 2005-03-28 Listed $159,900 HCAR
• 1998-11-05 Sold (Public Records) $72,500 Public Records
• 1989-06-01 Sold (Public Records) $78,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,506 · +1.3% YoY. Source: county tax records.