PRESCOTT Plan · Spring Hill, FL 34609

$259,990

3 bd · 2.0 ba · 1,477 sqft · SingleFamily · 151 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to our Prescott floor plan. The thoughtfully designed single-story home offers effortless flow and modern finishes. This open-concept layout connects the kitchen, dining, and living areas, creating a bright and inviting central space for daily living and entertaining. The kitchen features white shaker cabinets, granite countertops, and stainless steel appliances. The private owner's suite includes a walk-in closet and an ensuite bath with dual vanities. Two additional bedrooms provide flexible space for whatever fits your needs. The covered patio provides relaxing outdoor space and easy access to the back yard.

Key facts

• Walk-in closet
• Ensuite bath
• Granite countertops

Tags

• OPEN-CONCEPT LAYOUT
• WHITE SHAKER CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• ENSUITE BATH

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $278,775.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (21.4% below list).
• Recommended offer: $204k (21.4% below list) — sets the bar for 1% rule.

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: John D. Floyd Elementary School (math 43% / reading 53%, grade D, #1,171 of 2,144 statewide, top 55%, 948 students, 63% FRL); Powell Middle School (math 54% / reading 50%, grade C+, #217 of 571 statewide, top 40%, 1,004 students, 50% FRL); Frank W. Springstead High School (math 45% / reading 55%, grade D+, #175 of 667 statewide, top 27%, 1,896 students, 49% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents falling (-4.8%/yr); 1067 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• This rent runs 31% of the median local income ($79k/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 151 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $204,289 (21.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.81%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (median comp): $278,775
• List price: $259,990
• Delta: -6.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11030 Linden Dr	0.20mi	3/2.0	1,496 (+1%)	5mo	$289,900	$194	84
11519 Spring Hill Dr	0.26mi	3/2.0	1,386 (-6%)	6mo	$251,950	$182	73
1442 Galveston Ave	0.44mi	2/2.0 (-1)	1,454 (-2%)	4mo	$313,000	$215	69
2314 Lema Dr	0.51mi	3/2.0	1,445 (-2%)	5mo	$304,500	$211	68
2263 Deborah Dr	0.48mi	3/2.0	1,368 (-7%)	4mo	$350,000	$256	61
2113 Clayton Ave	0.50mi	3/2.0	1,346 (-9%)	6mo	$300,000	$223	57
2404 Lema Dr	0.70mi	3/2.0	1,386 (-6%)	0mo	$310,000	$224	57
2339 Renton Ln	0.66mi	3/2.0	1,556 (+5%)	4mo	$310,000	$199	57
11487 Trumbull Dr	0.36mi	2/2.0 (-1)	1,644 (+11%)	5mo	$295,000	$179	56
11005 Matterhorn Ct	0.74mi	3/2.0	1,348 (-9%)	2mo	$257,900	$191	49
2327 Eva Ave	0.61mi	3/2.0	1,691 (+14%)	1mo	$333,000	$197	46
12532 Coronado Dr	0.59mi	2/2.0 (-1)	1,290 (-13%)	3mo	$242,400	$188	44

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: -27.8%
• Equity multiple: 0.09×
• Total profit: $-71,044
• Equity at exit: $41,566

10-year hold

• IRR: -42.8%
• Equity multiple: -0.42×
• Total profit: $-110,518
• Equity at exit: $24,103

Cash invested: $78,057 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 39 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $313,495 ($210/sqft)
• Median days on market: 95 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -10.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34609

• Home prices YoY: -23.2%
• Rents YoY: -4.8%
• Active inventory: 1067
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$1,462
• Tax est. 1.5%: −$348 /mo · $4,182/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-313

Break-even live

Break-even rent $2,439

Max offer price $233,531

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-216	+0% $-313	+5% $-409	+10% $-505
Rent	-10% $-474	-5% $-393	+0% $-313	+5% $-232	+10% $-151
Rate	-1.0pp $-172	-0.5pp $-242	base $-313	+0.5pp $-385	+1.0pp $-458

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: $69,694
• Closing costs: $8,363
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2133 Lema Dr Spring Hill, FL	3.0	2.0	1152	$1,675	$1.45	10d	1	0.28mi
1411 Deborah Dr Spring Hill, FL	3.0	2.0	1750	$1,849	$1.06	162d	1	0.40mi
11143 Holbrook St Spring Hill, FL	3.0	2.0	1337	$1,750	$1.31	77d	1	0.61mi
1303 Vitality RUN Brooksville, FL	1.0–3.0	1.0–2.0	1355	$2,950	$2.18	0d	21	0.62mi
12156 Monarco Ln Spring Hill, FL	3.0	2.0	1794	$1,920	$1.07	1d	1	0.65mi
2353 Glenridge Dr Spring Hill, FL	4.0	2.0	1828	$2,400	$1.31	87d	1	0.66mi
11348 Linden Dr Spring Hill, FL	3.0	2.0	1114	$1,895	$1.70	165d	1	0.68mi
11303 Redgate St Spring Hill, FL	2.0	2.0	1163	$2,131	$1.83	119d	1	0.72mi
11244 Redgate St Spring Hill, FL	3.0	2.0	1371	$1,900	$1.39	77d	1	0.73mi
1000 Burgundy Ct Spring Hill, FL	3.0–5.0	2.0–3.0	1975	$2,261	$1.14	0d	4	0.78mi
10485 Lightwood St Spring Hill, FL	3.0	2.0	1262	$1,941	$1.54	90d	1	0.80mi
10485 Lightwood St Spring Hill, FL	3.0	2.0	1262	$1,720	$1.36	37d	1	0.80mi
11177 Redgate St Spring Hill, FL	3.0	2.0	1536	$1,875	$1.22	165d	1	0.82mi
1412 Hathaway Ave Spring Hill, FL	4.0	2.0	1788	$1,995	$1.12	10d	1	0.84mi
1425 Hathaway Ave Spring Hill, FL	3.0	2.0	1296	$1,895	$1.46	41d	1	0.87mi
11379 Deercroft Ct Spring Hill, FL	3.0	2.0	1815	$1,800	$0.99	165d	1	0.90mi
2491 Stanton Ave Spring Hill, FL	4.0	2.0	1325	$1,649	$1.24	121d	1	0.90mi
11018 Audie Brook Dr Spring Hill, FL	3.0	2.0	1668	$1,700	$1.02	88d	1	0.94mi
11425 Billingham Blvd Spring Hill, FL	3.0	2.0	1706	$2,100	$1.23	109d	1	0.95mi
11425 Billingham Blvd Spring Hill, FL	3.0	2.0	1706	$2,100	$1.23	1d	1	0.95mi
2479 Statler Ave Spring Hill, FL	2.0	2.0	1076	$1,640	$1.52	1d	1	0.96mi
2479 Statler Ave Spring Hill, FL	2.0	2.0	1076	$1,640	$1.52	165d	1	0.96mi
4116 Lema Dr Spring Hill, FL	2.0	2.0	1309	$1,931	$1.48	28d	1	0.98mi
3017 Lema Dr Spring Hill, FL	3.0	2.0	1296	$1,920	$1.48	145d	1	1.01mi
11013 Little St Spring Hill, FL	3.0	2.0	1789	$1,920	$1.07	119d	1	1.02mi
10457 Laval St Spring Hill, FL	3.0	2.0	1747	$1,719	$0.98	29d	1	1.03mi
3041 Hoban Ave Spring Hill, FL	3.0	2.0	1344	$1,849	$1.38	165d	1	1.05mi
10499 Little St Spring Hill, FL	3.0	2.0	1372	$1,739	$1.27	40d	1	1.05mi
3042 Pintado Ave Spring Hill, FL	3.0	2.0	1295	$1,835	$1.42	77d	1	1.07mi
3985 Lema Dr Spring Hill, FL	4.0	2.0	1783	$1,995	$1.12	55d	1	1.07mi
3985 Lema Dr Spring Hill, FL	4.0	2.0	1783	$1,995	$1.12	53d	1	1.07mi
2351 Gimlet Ave Spring Hill, FL	2.0	2.0	1244	$1,700	$1.37	145d	1	1.08mi
11624 Linden Dr Spring Hill, FL	3.0	2.0	1403	$1,945	$1.39	155d	1	1.08mi
3053 Stanton Ave Spring Hill, FL	3.0	2.0	1600	$2,060	$1.29	161d	1	1.09mi
2079 De Carlo Ave Spring Hill, FL	3.0	2.0	1367	$1,875	$1.37	119d	1	1.11mi
10387 Ventura Dr Spring Hill, FL	3.0	2.0	1513	$1,800	$1.19	158d	1	1.14mi
12305 Drake Ln Spring Hill, FL	3.0	2.0	1828	$1,840	$1.01	129d	1	1.17mi
2433 Lackland Ave Spring Hill, FL	2.0	2.0	1281	$1,900	$1.48	10d	1	1.21mi
3395 Coronet Ct Spring Hill, FL	2.0	2.0	1275	$1,750	$1.37	10d	1	1.22mi
12439 Spreading Oak Dr Spring Hill, FL	2.0	2.0	1261	$1,695	$1.34	55d	1	1.22mi

Property features AI

Finance

• Financial info: List price $249,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Prescott plan (new construction plan)
• Exterior features: Address: 11396 Spring Hill Dr, Spring Hill, FL 34609

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,477 total living area)

Listing history 50 events

1. 2026-11-08
   days on market $259,990 Active 151 DOM
2. 2026-11-07
   days on market $259,990 Active 150 DOM
3. 2026-11-06
   days on market $259,990 Active 149 DOM
4. 2026-11-05
   days on market $259,990 Active 148 DOM
5. 2026-11-04
   days on market $259,990 Active 147 DOM
6. 2026-11-02
   days on market $259,990 Active 145 DOM
7. 2026-11-01
   days on market $259,990 Active 144 DOM
8. 2026-10-31
   days on market $259,990 Active 143 DOM
9. 2026-10-30
   days on market $259,990 Active 142 DOM
10. 2026-10-29
    days on market $259,990 Active 141 DOM
11. 2026-10-28
    days on market $259,990 Active 140 DOM
12. 2026-10-27
    days on market $259,990 Active 139 DOM
13. 2026-10-26
    days on market $259,990 Active 138 DOM
14. 2026-10-26
    days on market $259,990 Active 137 DOM
15. 2026-10-24
    days on market $259,990 Active 136 DOM
16. 2026-10-23
    days on market $259,990 Active 135 DOM
17. 2026-10-22
    days on market $259,990 Active 134 DOM
18. 2026-10-21
    days on market $259,990 Active 133 DOM
19. 2026-10-20
    days on market $259,990 Active 132 DOM
20. 2026-10-19
    days on market $259,990 Active 131 DOM
21. 2026-10-18
    days on market $259,990 Active 130 DOM
22. 2026-10-17
    days on market $259,990 Active 129 DOM
23. 2026-10-16
    days on market $259,990 Active 128 DOM
24. 2026-10-15
    days on market $259,990 Active 127 DOM
25. 2026-10-14
    days on market $259,990 Active 126 DOM
26. 2026-10-13
    price $259,990 Active 125 DOM
27. 2026-10-13
    days on market $249,990 Active 125 DOM
28. 2026-10-12
    days on market $249,990 Active 124 DOM
29. 2026-10-11
    days on market $249,990 Active 123 DOM
30. 2026-10-10
    days on market $249,990 Active 122 DOM
31. 2026-10-09
    days on market $249,990 Active 121 DOM
32. 2026-10-08
    days on market $249,990 Active 120 DOM
33. 2026-10-07
    days on market $249,990 Active 119 DOM
34. 2026-10-06
    days on market $249,990 Active 118 DOM
35. 2026-10-05
    days on market $249,990 Active 117 DOM
36. 2026-10-04
    days on market $249,990 Active 116 DOM
37. 2026-10-03
    days on market $249,990 Active 115 DOM
38. 2026-10-02
    days on market $249,990 Active 114 DOM
39. 2026-10-01
    days on market $249,990 Active 113 DOM
40. 2026-09-30
    days on market $249,990 Active 112 DOM
41. 2026-09-29
    days on market $249,990 Active 111 DOM
42. 2026-09-28
    days on market $249,990 Active 110 DOM
43. 2026-09-27
    days on market $249,990 Active 109 DOM
44. 2026-09-25
    days on market $249,990 Active 107 DOM
45. 2026-09-24
    days on market $249,990 Active 106 DOM
46. 2026-09-23
    days on market $249,990 Active 105 DOM
47. 2026-09-22
    days on market $249,990 Active 104 DOM
48. 2026-09-21
    days on market $249,990 Active 103 DOM
49. 2026-09-20
    days on market $249,990 Active 102 DOM
50. 2026-09-19
    days on market $249,990 Active 101 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $24,515
• − Mortgage interest: −$15,616
• − Property taxes: −$4,182
• − Insurance: −$1,394
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$8,110
• Taxable loss: −$8,709
• Est. tax savings @ 24.0%: +$2,090
• After-tax cash flow: $-1,662/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This Prescott floor plan home is in excellent condition with no major repairs needed. It offers a modern and functional layout with fresh paint and landscaping opportunities to further enhance its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and value ↑
• Both Landscaping the front yard — A well-maintained yard can increase both resale and rental value ↑

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary John D. Floyd Elementary School D FL #1,171/2,144 Nat'l #14,249/41,679 Middle Powell Middle School C+ FL #217/571 Nat'l #3,033/14,009 High Frank W. Springstead High School D+ FL #175/667 Nat'l #5,448/17,239

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

C Composite livability gradescore 63/100

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 · 189,218 people
• City population: 83,915
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 47,257
• Household income: $79,442
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 22% Two or more races 13% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 12% Cuban 3%
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 1% Other Indo-European 1%

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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: ▼ -86.49%
• Current HPI: 286.5885
• Rent YoY: ▼ -4.82%
• Metro: Tampa-St. Petersburg-Clearwater, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: List price $249,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Prescott plan (new construction plan)
• Exterior features: Address: 11396 Spring Hill Dr, Spring Hill, FL 34609

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,477 total living area)