9240 Tarleton Cir · North Weeki Wachee, FL 34613

$149,990

3 bd · 2.0 ba · 2,659 sqft · SingleFamily public records · 13 Days on market

Built 1995 0.30 ac lot $196/mo HOA · 8% of rent ↓ 27% since listing

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Why this score? — see what drove the B- 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 +28.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ACTIVE WITH CONTRACT. Well maintained 3-bedrooms, 2-baths, PLUS den on the golf course in the prestigious Glen Lakes golf course community. Over sized garage w/ separate golf cart entrance and pull-down stairs for easy attic access. Large master bedroom suite w/ separate shower and garden tub, 2 walk-in closets, sitting area w/ trey ceiling and sliders to lanai. 14 ft. ceilings throughout home. Trees shade tiled/screened lanai overlooking golf course. Bedrooms 2 & 3 each have walk-in closets. Social membership available but not mandatory for this property.

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1995

Property features AI

Finance

• Other: Property zoned PDP; No CDD; Unfurnished
• HOA & community: Monthly HOA fee of $196 (association: Erin gilmore); Pets allowed

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Public utilities
• Home design: Single-family residence; One story; South-facing
• Construction: Block foundation; Block and stucco construction; Shingle roof; Built with block foundation
• Exterior features: Paved road access; Lot about 0.3 acres (1/4 to less than 1/2 acre)

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 10.2% vs local median 3.9% in North Weeki Wachee — 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 68/100 on livability (#534 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, 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.
• Market conditions: 691 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• At $2,571/mo this rent would consume 53% of the median local household income ($59k/yr) (locally 307% 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 8→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,990

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.71% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.92%
• DSCR: 1.62
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $499,892
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8308 Mobile Cir	0.34mi	3/3.0	2,600 (-2%)	6mo	$425,000	$163	72
9208 Butler Blvd	0.05mi	3/2.5	2,314 (-13%)	7mo	$355,000	$153	68
9125 Palm Beach Dr	0.30mi	3/3.0	2,775 (+4%)	11mo	$685,000	$247	66
8977 Players Dr	0.18mi	4/3.0 (+1)	2,447 (-8%)	8mo	$565,000	$231	63
9219 Grand Cypress Dr	0.56mi	3/3.0	2,532 (-5%)	1mo	$476,500	$188	62
8396 Fair Hill Dr	0.22mi	4/3.5 (+1)	2,865 (+8%)	5mo	$500,000	$175	61
8334 Fair Hill Dr	0.22mi	3/3.0	3,054 (+15%)	1mo	$575,000	$188	60
9188 Mississippi Run	0.60mi	3/3.0	2,612 (-2%)	7mo	$510,000	$195	60
9346 Southern Belle Dr	0.72mi	3/2.0	2,482 (-7%)	6mo	$425,000	$171	50
9231 Mississippi Run	0.63mi	3/3.0	2,938 (+10%)	3mo	$578,000	$197	47
9161 Southern Comfort Ct	0.66mi	4/3.0 (+1)	2,813 (+6%)	9mo	$590,000	$210	43
9355 Southern Belle Dr	0.69mi	4/3.0 (+1)	2,871 (+8%)	11mo	$415,000	$145	37

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $7,064
• Equity at exit: $22,364

10-year hold

• IRR: 14.0%
• Equity multiple: 2.13×
• Total profit: $47,518
• Equity at exit: $12,968

Cash invested: $41,997 (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 34613

• Home prices YoY: -17.2%
• Active inventory: 691
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,571 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$499 /mo · $5,991/yr
• Insurance: −$62
• HOA: −$196
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $487

Break-even live

Break-even rent $1,955

Max offer price $149,990

Occupancy floor 76%

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: $37,498
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9286 Butler Blvd Weeki Wachee, FL	3.0	2.0	2072	$2,750	$1.33	24d	1	0.16mi
9376 Southern Belle Dr Weeki Wachee, FL	3.0	2.0	2028	$2,300	$1.13	2d	1	0.69mi
9376 Southern Belle Dr Weeki Wachee, FL	3.0	2.0	2028	$2,300	$1.13	5d	1	0.69mi

HOA detail

• Monthly dues: $196 · $2,352/yr

Listing history 15 events

1. 2026-05-22
   status Pending
2. 2026-05-19
   status Active
3. 2026-05-19
   price $149,990
4. 2026-01-12
   status Pending
5. 2026-01-02
   listed $169,990 Active
6. 2022-01-20
   soldstatus $380,000
7. 2017-05-08
   soldstatus $244,000
8. 2017-04-19
   soldstatus $244,000 568-char remark

   Show marketing remark (568 chars)

   ACTIVE WITH CONTRACT. Well maintained 3-bedrooms, 2-baths, PLUS den on the golf course in the prestigious Glen Lakes golf course community. Over sized garage w/ separate golf cart entrance and pull-down stairs for easy attic access. Large master bedroom suite w/ separate shower and garden tub, 2 walk-in closets, sitting area w/ trey ceiling and sliders to lanai. 14 ft. ceilings throughout home. Trees shade tiled/screened lanai overlooking golf course. Bedrooms 2 & 3 each have walk-in closets. Social membership available but not mandatory for this property.

9. 2017-04-19
   soldstatus $244,000 568-char remark

   Show marketing remark (568 chars)

   ACTIVE WITH CONTRACT. Well maintained 3-bedrooms, 2-baths, PLUS den on the golf course in the prestigious Glen Lakes golf course community. Over sized garage w/ separate golf cart entrance and pull-down stairs for easy attic access. Large master bedroom suite w/ separate shower and garden tub, 2 walk-in closets, sitting area w/ trey ceiling and sliders to lanai. 14 ft. ceilings throughout home. Trees shade tiled/screened lanai overlooking golf course. Bedrooms 2 & 3 each have walk-in closets. Social membership available but not mandatory for this property.

10. 2016-04-21
    listed $239,900 568-char remark

    Show marketing remark (568 chars)

    ACTIVE WITH CONTRACT. Well maintained 3-bedrooms, 2-baths, PLUS den on the golf course in the prestigious Glen Lakes golf course community. Over sized garage w/ separate golf cart entrance and pull-down stairs for easy attic access. Large master bedroom suite w/ separate shower and garden tub, 2 walk-in closets, sitting area w/ trey ceiling and sliders to lanai. 14 ft. ceilings throughout home. Trees shade tiled/screened lanai overlooking golf course. Bedrooms 2 & 3 each have walk-in closets. Social membership available but not mandatory for this property.

11. 2016-04-21
    listed $239,900 568-char remark

    Show marketing remark (568 chars)

    ACTIVE WITH CONTRACT. Well maintained 3-bedrooms, 2-baths, PLUS den on the golf course in the prestigious Glen Lakes golf course community. Over sized garage w/ separate golf cart entrance and pull-down stairs for easy attic access. Large master bedroom suite w/ separate shower and garden tub, 2 walk-in closets, sitting area w/ trey ceiling and sliders to lanai. 14 ft. ceilings throughout home. Trees shade tiled/screened lanai overlooking golf course. Bedrooms 2 & 3 each have walk-in closets. Social membership available but not mandatory for this property.

12. 2002-12-27
    soldstatus $213,300
13. 2002-12-23
    soldstatus $213,300
14. 2002-10-01
    listed $219,000
15. 1997-06-02
    soldstatus $205,000

ⓘ 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: $5,991 · $499/mo
• Projected year-2 tax: $5,991 · $499/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 8 d/yr ≥110°F today · 28 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: $30,856
• − Mortgage interest: −$8,402
• − Property taxes: −$5,991
• − Insurance: −$750
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$2,352
• − Depreciation: −$4,363
• Taxable income: $4,061
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $4,870/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 — North Weeki Wachee

• Score: 68/100
• State rank: #534
• US rank: #10019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Weeki Wachee, FL
• County: Hernando County · 169,677 people
• City population: 18,280
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 19,337
• Household income: $58,596
• Rent vs Own: 9.2% rent · 90.8% own
• Severe rent burden: 307.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 3% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -57.51%
• Current HPI: 276.2229
• Rent YoY: —
• 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

-26.8% since first listed

15 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Price Changed $149,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Listed $169,990 Stellar MLS as Distributed by MLS Grid
• 2022-01-20 Sold (Public Records) $380,000 Public Records
• 2017-05-08 Sold (Public Records) $244,000 Public Records
• 2017-04-19 Sold (MLS) $244,000 St. Augustine and St. Johns County Board of REALTORS®
• 2017-04-19 Sold (MLS) $244,000 HCAR
• 2016-04-21 Listed $239,900 St. Augustine and St. Johns County Board of REALTORS®
• 2016-04-21 Listed $239,900 HCAR
• 2002-12-27 Sold (Public Records) $213,300 Public Records
• 2002-12-23 Sold (MLS) $213,300 HCAR
• 2002-10-01 Listed $219,000 HCAR
• 1997-06-02 Sold (Public Records) $205,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $5,991 · -1.5% YoY. Source: county tax records.