459 Savoy Ct · Spring Hill, FL 34606

$325,000

4 bd · 2.0 ba · 1,823 sqft · SingleFamily public records · 6 Days on market

Built 1971 0.67 ac lot Est $381k · 15% under · waterfront

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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 +15.3/30.0
• ARV discount +14.2/15.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own this four bedroom, two bathroom home on Hunter’s Lake. This home has a brand new kitchen including new wood cabinets, granite counter tops and stainless steel appliances. Fresh paint inside and out in addition to new carpets. The family room has a wall of sliding doors with direct view to the lake. The roof has been replaced and AC serviced. No homeowners association, no deed restrictions.

Key facts

• Open floor plan
• New flooring
• Double lot

Tags

• OPEN FLOOR PLAN
• CUL-DE-SAC
• DOUBLE LOT
• HVAC SYSTEM
• FULL ROOF REPLACEMENT
• NEW FLOORING

Property features AI

Finance

• Other: Property type: Residential - Single Family Residence; Zoned RES; Universal property ID on file; Located at the end of a cul-de-sac (directions available)
• Financial info: No lease restrictions
• HOA & community: No HOA/association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; One level; Faces northeast
• Construction: Block and stone construction; Shingle roof; Block and slab foundation; Building area approximately 2,785 square feet; Living area approximately 2,115 square feet; Built with total building area of about 258.73 square meters
• Exterior features: Lake view (Hunter's Lake); Lighting; Sidewalk; Asphalt road access; Lot about 0.67 acres (1/2 to less than 1 acre)

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $121 ($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 $256k (21.4% below list).
• Recommended offer: $256k (21.4% 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: Westside Elementary School (math 53% / reading 46%, grade D, #1,088 of 2,144 statewide, top 53%, 523 students, 76% FRL); Fox Chapel Middle School (math 39% / reading 44%, grade F, #348 of 571 statewide, top 62%, 862 students, 69% FRL); Weeki Wachee High School (math 41% / reading 42%, grade F, #284 of 667 statewide, top 43%, 1,435 students, 52% FRL).
• Market conditions: Rents soft (-0.9%/yr); 392 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• At $2,555/mo this rent would consume 53% 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 $10k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y 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 $120k; list at $325k implies a 171% 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,542 (21.4% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $381,463
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6229 Dalton St	0.22mi	3/2.0 (-1)	1,769 (-3%)	3mo	$235,000	$133	77
6913 Pinehurst Dr	0.30mi	3/2.0 (-1)	1,906 (+5%)	5mo	$235,000	$123	69
471 Swallow Ln	0.50mi	4/2.0	1,811 (-1%)	8mo	$310,000	$171	69
6602 Treehaven Dr	0.29mi	3/2.0 (-1)	1,656 (-9%)	2mo	$239,500	$145	65
6327 Skyline Ct	0.42mi	3/2.0 (-1)	1,773 (-3%)	7mo	$275,000	$155	65
102 Paris Ave	0.72mi	4/2.0	1,828 (+0%)	3mo	$353,570	$193	63
6159 Wayside Ct	0.44mi	3/2.0 (-1)	1,721 (-6%)	9mo	$200,000	$116	57
155 Ruskin Ave	0.72mi	4/2.0	1,964 (+8%)	1mo	$340,000	$173	53
6808 Treehaven Dr	0.41mi	3/2.0 (-1)	1,571 (-14%)	2mo	$240,000	$153	51
177 Rusk Cir	0.73mi	3/2.5 (-1)	1,767 (-3%)	3mo	$262,000	$148	51
6937 Treehaven Dr	0.42mi	3/2.0 (-1)	1,626 (-11%)	8mo	$300,000	$185	51
5555 Baffin Cir	0.72mi	3/2.0 (-1)	1,910 (+5%)	6mo	$389,000	$204	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: -16.7%
• Equity multiple: 0.42×
• Total profit: $-52,598
• Equity at exit: $48,459

10-year hold

• IRR: -14.1%
• Equity multiple: 0.28×
• Total profit: $-65,502
• Equity at exit: $28,100

Cash invested: $91,000 (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 34606

• Home prices YoY: -24.7%
• Rents YoY: -0.9%
• Active inventory: 392
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,555 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $121

Break-even live

Break-even rent $2,402

Max offer price $325,000

Occupancy floor 90%

Sensitivity live

Price	-10% $305	-5% $213	+0% $121	+5% $29	+10% $-452
Rent	-10% $-80	-5% $20	+0% $121	+5% $222	+10% $323
Rate	-1.0pp $285	-0.5pp $204	base $121	+0.5pp $37	+1.0pp $-49

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6510 Hillview Rd Spring Hill, FL	4.0	2.5	2215	$2,240	$1.01	1d	1	0.95mi
7176 Lockwood St Spring Hill, FL	3.0	2.0	1272	$1,795	$1.41	26d	1	1.11mi
18720 Oak Way Dr Hudson, FL	3.0	2.0	1839	$2,700	$1.47	5d	1	1.12mi
6018 Newmark St Spring Hill, FL	4.0	3.0	2252	$3,500	$1.55	19d	1	1.18mi
18725 Parade Rd Hudson, FL	3.0	2.0	1420	$1,760	$1.24	0d	1	1.50mi

Listing history 5 events

1. 2026-06-21
   days on market $325,000 Active 6 DOM
2. 2026-06-18
   days on market $325,000 Active 3 DOM
3. 2026-06-17
   days on market $325,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $325,000 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: $692 · $58/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$2,006/yr (+$167/mo · 289.9%)

ⓘ 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 4/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,665
• − Mortgage interest: −$18,205
• − Property taxes: −$692
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,453
• − Management: −$2,453
• − Depreciation: −$9,455
• Taxable loss: −$4,218
• Est. tax savings @ 24.0%: +$1,012
• After-tax cash flow: $2,469/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

+364.3% since first listed

9 events — show timeline

• 2026-06-15 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2016-06-10 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-22 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2001-08-28 Sold (Public Records) $94,600 Public Records
• 2001-08-14 Sold (MLS) $88,000 HCAR
• 2001-08-14 Sold (MLS) $88,000 St. Augustine and St. Johns County Board of REALTORS®
• 2001-06-19 Listed $92,750 HCAR
• 2001-06-19 Listed $92,750 St. Augustine and St. Johns County Board of REALTORS®
• 1980-11-01 Sold (Public Records) $70,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $692 · +1.7% YoY. Source: county tax records.