9140 Lamborn St · Spring Hill, FL 34606

$310,000

3 bd · 2.0 ba · 2,143 sqft · SingleFamily public records · 107 Days on market

Built 2006 10,716 sqft lot Est $373k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Motivated Seller: Welcome to this impressive 3-bedroom home in the heart of Spring Hill, featuring a grand entrance with elegant Roman-style columns that create timeless curb appeal and a striking first impression. The foyer welcomes you with additional Roman-style columns that add architectural character and sophistication, while the formal dining room is beautifully accented with matching Roman-style columns, creating an elegant space perfect for hosting gatherings. Inside, you’ll find a spacious 19x18 living room ideal for entertaining, a dedicated office, and a separate casual dining area for everyday meals. The well-appointed kitche

Key facts

• Grand entrance
• Formal dining room
• Casual dining area

Tags

• GRAND ENTRANCE
• ROMAN-STYLE COLUMNS
• FORMAL DINING ROOM
• SPACIOUS LIVING ROOM
• DEDICATED OFFICE
• CASUAL DINING AREA

Property features AI

Finance

• Other: Lot approx. 0.25 acre (dimensions ~95 x 109); Zoned residential (RES)
• Financial info: No lease restrictions reported
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached 2-car garage (25 x 20) with garage door opener
• Utilities: Public water; Septic tank sewer; Cable available; Electricity connected; Water connected
• Home design: Single family residence; One-story; Northeast facing; Homestead status
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built area recorded (living area ~2,143; building area total ~3,130)
• Exterior features: Rear screened porch; French doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Parquet; Solid surface counters (kitchen surfaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Solid surface counters; Solid wood cabinets; Split bedroom floorplan; Thermostat; Walk-in closets; Skylights
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area inside with corridor access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $72 ($858/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 $248k (20.0% below list).
• Recommended offer: $248k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Spring Hill Elementary School (math 50% / reading 51%, grade D+, #1,055 of 2,144 statewide, top 50%, 893 students, 68% FRL); Fox Chapel Middle School (math 39% / reading 44%, grade F, #348 of 571 statewide, top 62%, 862 students, 69% FRL); Central High School (math 34% / reading 44%, grade F, #312 of 667 statewide, top 48%, 1,426 students, 53% FRL).
• Market conditions: Rents soft (-0.9%/yr); 392 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• At $2,481/mo this rent would consume 52% of the median local household income ($57k/yr) (locally 733% 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 $2k of loan paydown is wiped out by about $9k 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 107 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $40k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $310k implies a 2852% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,059 (20.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $372,882
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5294 Elkin Ave	0.34mi	3/2.0	1,940 (-10%)	7mo	$330,000	$170	63
5248 Frost Rd	0.42mi	3/2.0	1,922 (-10%)	3mo	$334,000	$174	60
4335 Duval St	0.65mi	3/2.0	2,091 (-2%)	6mo	$312,000	$149	60
4365 Cadbury Rd	0.70mi	4/2.0 (+1)	2,134 (-0%)	3mo	$336,990	$158	59
9251 Manchester St	0.28mi	4/2.0 (+1)	1,828 (-15%)	4mo	$341,990	$187	54
9269 Manchester St	0.30mi	4/2.0 (+1)	1,828 (-15%)	4mo	$349,070	$191	53
8209 Chaucer Dr	0.74mi	3/2.0	1,944 (-9%)	4mo	$240,000	$123	47
8508 Belmont	0.74mi	3/2.0	1,974 (-8%)	8mo	$301,000	$152	46
5140 Kirkwood Ave	0.68mi	3/2.0	1,896 (-12%)	6mo	$335,000	$177	44
8480 Colma St	0.71mi	3/2.0	1,838 (-14%)	1mo	$390,000	$212	43
9489 Northcliffe Blvd	0.71mi	3/2.0	1,879 (-12%)	7mo	$300,000	$160	41
4393 Cadbury Rd	0.65mi	4/2.0 (+1)	1,830 (-15%)	2mo	$335,000	$183	39

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: -17.8%
• Equity multiple: 0.39×
• Total profit: $-53,067
• Equity at exit: $46,222

10-year hold

• IRR: -16.1%
• Equity multiple: 0.21×
• Total profit: $-68,921
• Equity at exit: $26,803

Cash invested: $86,800 (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 34606

• Home prices YoY: -24.7%
• Rents YoY: -0.9%
• Active inventory: 392
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,481 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $72

Break-even live

Break-even rent $2,390

Max offer price $310,000

Occupancy floor 92%

Sensitivity live

Price	-10% $247	-5% $159	+0% $72	+5% $-16	+10% $-104
Rent	-10% $-124	-5% $-26	+0% $72	+5% $170	+10% $267
Rate	-1.0pp $228	-0.5pp $150	base $72	+0.5pp $-9	+1.0pp $-91

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9211 Northcliffe Blvd Spring Hill, FL	3.0	2.0	1641	$3,200	$1.95	5d	1	0.18mi
9131 Swiss Rd Spring Hill, FL	3.0	2.0	1673	$2,000	$1.20	26d	1	0.36mi
9341 Northcliffe Blvd Spring Hill, FL	3.0	2.0	1444	$1,800	$1.25	1d	1	0.40mi
5256 Frost Rd Spring Hill, FL	3.0	2.0	1950	$2,950	$1.51	26d	1	0.41mi
4628 Bayridge Ct Spring Hill, FL	3.0	2.0	1756	$1,995	$1.14	6d	1	0.57mi
5100 Lydia Ct Spring Hill, FL	3.0	2.0	1826	$1,925	$1.05	26d	1	0.77mi
5413 Deltona Blvd Spring Hill, FL	3.0	3.5	2487	$3,500	$1.41	5d	1	0.79mi
8316 Nevada St Spring Hill, FL	2.0	1.0	1722	$2,100	$1.22	26d	1	0.89mi
10117 Elgin Blvd Spring Hill, FL	4.0	2.0	1400	$1,995	$1.43	6d	1	1.13mi
3933 Antigua Way Spring Hill, FL	3.0–5.0	2.0–3.0	1975	$2,109	$1.07	6d	1	1.30mi
7337 Cone Shell Dr Spring Hill, FL	3.0	3.0	1750	$1,895	$1.08	1d	1	1.39mi
6288 Swan Ln Spring Hill, FL	4.0	2.0	2091	$2,450	$1.17	26d	1	1.41mi

Listing history 19 events

1. 2026-06-21
   days on market $310,000 Active 107 DOM
2. 2026-06-18
   days on market $310,000 Active 104 DOM
3. 2026-06-17
   days on market $310,000 Active 103 DOM
4. 2026-06-16
   days on market $310,000 Active 102 DOM
5. 2026-06-15
   days on market $310,000 Active 101 DOM
6. 2026-06-13
   days on market $310,000 Active 99 DOM
7. 2026-06-13
   days on market $310,000 Active 98 DOM
8. 2026-06-09
   days on market $310,000 Active 95 DOM
9. 2026-06-08
   days on market $310,000 Active 94 DOM
10. 2026-06-07
    days on market $310,000 Active 93 DOM
11. 2026-06-04
    days on market $310,000 Active 90 DOM
12. 2026-06-03
    days on market $310,000 Active 89 DOM
13. 2026-06-02
    pricedays on market $310,000 Active 88 DOM
14. 2026-06-01
    days on market $335,000 Active 87 DOM
15. 2026-05-31
    days on market $335,000 Active 86 DOM
16. 2026-04-16
    price $335,000
17. 2026-03-06
    listed $350,000 Active
18. 2002-08-26
    soldstatus $10,500
19. 2000-01-10
    listed $11,500

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $2,573 · $214/mo
• Expected delta: +$973/yr (+$81/mo · 60.8%)

ⓘ 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 ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,767
• − Mortgage interest: −$17,365
• − Property taxes: −$1,600
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$9,018
• Taxable loss: −$4,528
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $1,945/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): 28,668
• Household income: $57,337
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 733.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 13% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 11% German/W. Germanic 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: ▼ -98.11%
• Current HPI: 298.5201
• Rent YoY: ▼ -0.89%
• 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

+2813.0% since first listed

4 events — show timeline

• 2026-04-16 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2002-08-26 Sold (MLS) $10,500 HCAR
• 2000-01-10 Listed $11,500 HCAR

Property tax history

+5.1%/yr

Latest (2025): $1,600 · +2.8% YoY. Source: county tax records.