13002 Oneida St · Spring Hill, FL 34609

$225,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 15 Days on market

Built 1986 0.54 ac lot Est $230k · at est.

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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 +14.2/30.0
• ARV discount +8.6/15.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and affordable 3 bedroom, 2 bathroom home located in the heart of Spring Hill on a DOUBLE LOT! Whether you are searching for the perfect starter home, looking to downsize, or wanting an easy low-maintenance lifestyle, this property checks all the boxes. Perched up on a hill in a NON-flood zone, this home offers peace of mind along with plenty of outdoor space to enjoy. Keep the expansive yard for entertaining, gardening, or pets, or explore the investment potential of splitting the lot to build or sell separately. Inside, you will find an open and inviting layout with the living room flowing seamlessly into the kitchen, creating a bright and functional living space. The split bedroom floor plan provides added privacy, while the primary suite features its own en-suite bathroom as well as a private entrance into the home, offering added flexibility and convenience. There is no carpet in this home, and tile flooring throughout makes for easy upkeep. The kitchen offers ample cabinet storage and natural light pouring in through the sliding glass doors. Step outside to the spacious backyard featuring a storage shed, a greenhouse, and dedicated gardening area ready for your gardening projects and outdoor hobbies. There is NO HOA here so bring your boats, RV's, etc. For added piece of mind, the AC was replaced in 2024. Conveniently located just minutes from Cortez Blvd where shopping, dining, and entertainment is abundant, as well as close to multiple hospitals and the Veterans Expressway for an easy commute north or south. This property offers comfort, convenience, and future potential all in one!

Key facts

• Expansive yard
• Double lot
• Storage shed

Tags

• DOUBLE LOT
• NON-FLOOD ZONE
• EXPANSIVE YARD
• PRIVATE ENTRANCE
• TILE FLOORING
• STORAGE SHED

Property features AI

Finance

• Other: Homestead exempt; Zoned R1C; Lot approximately 0.54 acres (114 x 135)
• HOA & community: No association; Pets allowed

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single family residence; One story; Northeast facing; Residential property
• Construction: Block construction; Shingle roof; Slab foundation; Built as single-story
• Exterior features: Private mailbox; Corner lot; Paved road access; Greenhouse; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Open floorplan; Thermostat
• Laundry & utility: Inside laundry; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $36 ($434/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 $178k (21.0% below list).
• Recommended offer: $178k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); Central High School (math 34% / reading 44%, grade F, #312 of 667 statewide, top 48%, 1,426 students, 53% FRL).
• Market conditions: Rents falling (-4.8%/yr); 738 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,505 units permitted in Hernando County in 2024 (318 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.
• 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 15 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $52k; list at $225k implies a 333% 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 $177,802 (21.0% 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: 0.79% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $230,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12484 Curry Dr	0.14mi	3/1.0 (+1)	990 (+3%)	3mo	$195,000	$197	81
6012 Landover Blvd	0.21mi	2/1.0	924 (-4%)	5mo	$224,900	$243	80
12463 Tansboro St	0.35mi	2/2.0	968 (+1%)	4mo	$235,000	$243	75
13180 Lawrence St	0.25mi	2/1.0	924 (-4%)	10mo	$240,000	$260	74
13208 Siam Dr	0.38mi	2/1.0	884 (-8%)	0mo	$215,000	$243	68
12349 Corrine Ave	0.58mi	2/1.5	943 (-2%)	4mo	$227,500	$241	64
5400 Mariner Blvd	0.72mi	2/1.0	966 (+1%)	2mo	$195,000	$202	63
6168 Mariner Blvd	0.13mi	2/2.0	1,088 (+13%)	6mo	$195,000	$179	63
6557 Landover Blvd	0.60mi	2/2.0	953 (-1%)	11mo	$225,000	$236	58
13082 Lola Dr	0.75mi	2/1.0	910 (-5%)	2mo	$218,000	$240	55
5405 Mariner Blvd	0.72mi	3/1.5 (+1)	943 (-2%)	11mo	$202,000	$214	47
6347 Shadydale Ave	0.68mi	2/1.0	1,086 (+13%)	10mo	$258,000	$238	38

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: -18.3%
• Equity multiple: 0.37×
• Total profit: $-39,455
• Equity at exit: $33,548

10-year hold

• IRR: -16.9%
• Equity multiple: 0.18×
• Total profit: $-51,884
• Equity at exit: $19,454

Cash invested: $63,000 (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 34609

• Home prices YoY: -23.2%
• Rents YoY: -4.8%
• Active inventory: 738
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $36

Break-even live

Break-even rent $1,732

Max offer price $225,000

Occupancy floor 93%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12454 Seagate St Spring Hill, FL	3.0	2.0	1114	$1,735	$1.56	24d	1	0.28mi
13186 Thrush St Spring Hill, FL	3.0	2.0	1114	$1,950	$1.75	24d	1	0.60mi
5294 Fairhaven Ave Spring Hill, FL	2.0	2.0	1105	$1,600	$1.45	24d	1	1.13mi
4503 Higate Rd Spring Hill, FL	2.0	2.0	1025	$1,495	$1.46	24d	1	1.13mi
4518 Yorkshire Ave Spring Hill, FL	2.0	1.5	1119	$1,600	$1.43	24d	1	1.13mi
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	24d	1	1.49mi

Listing history 8 events

1. 2026-05-22
   status Pending
2. 2026-05-08
   listed $225,000 Active 1626-char remark

   Show marketing remark (1626 chars)

   Charming and affordable 3 bedroom, 2 bathroom home located in the heart of Spring Hill on a DOUBLE LOT! Whether you are searching for the perfect starter home, looking to downsize, or wanting an easy low-maintenance lifestyle, this property checks all the boxes. Perched up on a hill in a NON-flood zone, this home offers peace of mind along with plenty of outdoor space to enjoy. Keep the expansive yard for entertaining, gardening, or pets, or explore the investment potential of splitting the lot to build or sell separately. Inside, you will find an open and inviting layout with the living room flowing seamlessly into the kitchen, creating a bright and functional living space. The split bedroom floor plan provides added privacy, while the primary suite features its own en-suite bathroom as well as a private entrance into the home, offering added flexibility and convenience. There is no carpet in this home, and tile flooring throughout makes for easy upkeep. The kitchen offers ample cabinet storage and natural light pouring in through the sliding glass doors. Step outside to the spacious backyard featuring a storage shed, a greenhouse, and dedicated gardening area ready for your gardening projects and outdoor hobbies. There is NO HOA here so bring your boats, RV's, etc. For added piece of mind, the AC was replaced in 2024. Conveniently located just minutes from Cortez Blvd where shopping, dining, and entertainment is abundant, as well as close to multiple hospitals and the Veterans Expressway for an easy commute north or south. This property offers comfort, convenience, and future potential all in one!

3. 2026-05-07
   listed $225,000 Active
4. 2019-11-11
   historical
5. 2011-11-23
   soldstatus $52,000
6. 2011-11-19
   soldstatus $52,000
7. 2011-06-10
   listed $57,900
8. 2010-08-18
   listed $59,900

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$730/yr (+$61/mo · 64.2%)

ⓘ 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 · 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: $21,336
• − Mortgage interest: −$12,603
• − Property taxes: −$1,138
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$6,545
• Taxable loss: −$3,489
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $1,271/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): 47,257
• Household income: $79,442
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 663.0

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 (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%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 11% · Canada, Jamaica, Philippines
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 1% Other Indo-European 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: ▼ -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

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

+275.6% since first listed

8 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listed $225,000 HCAR
• 2026-05-07 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-11 Listing Removed — HCAR
• 2011-11-23 Sold (Public Records) $52,000 Public Records
• 2011-11-19 Sold (MLS) $52,000 HCAR
• 2011-06-10 Listed $57,900 HCAR
• 2010-08-18 Listed $59,900 HCAR

Property tax history

+1.8%/yr

Latest (2025): $1,138 · +0.7% YoY. Source: county tax records.