9249 Northcliffe Blvd · Spring Hill, FL 34606

$155,000

2 bd · 2.0 ba · 1,096 sqft · SingleFamily public records · 4 Days on market

Built 1980 10,000 sqft lot Est $226k · 31% under

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Why this score? — see what drove the C+ 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY!! Come take a look at this 2bd 1.5 bath and 1 car garage. Fenced in backyard. Close to stores, doctors and hospitals. It is ready for its new owner to give it some TLC to bring it back to life. Great starter, seasonal or rental home. Roof was last replaced in 1995. The A/c also does not work. Owner also has another property up for sale that is also a fixer upper that could be sold along with this property as a a package deal or separate. The MLS # 2256658 is and the address is 9007 Spring Hill Dr. Spring Hill, FL 34608

Key facts

• Close to hospitals
• Fenced in backyard
• Close to doctors

Tags

• FENCED IN BACKYARD
• CLOSE TO STORES
• CLOSE TO DOCTORS
• CLOSE TO HOSPITALS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.0% 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); Weeki Wachee High School (math 41% / reading 42%, grade F, #284 of 667 statewide, top 43%, 1,435 students, 52% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 386 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• This rent runs 34% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $5k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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 $42k; list at $155k implies a 269% 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 $155,000

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. 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.
3. 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.
4. 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: 1.06% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $225,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5040 Essex Ln	0.22mi	2/2.0	1,128 (+3%)	5mo	$205,000	$182	81
4462 Cynthia Ln	0.46mi	2/2.0	1,128 (+3%)	3mo	$264,900	$235	72
9102 Lamborn St	0.29mi	2/2.0	1,143 (+4%)	10mo	$235,000	$206	71
4533 Lakeshore Ave	0.33mi	3/2.0 (+1)	1,160 (+6%)	4mo	$252,500	$218	67
9253 Century Dr	0.33mi	2/2.0	1,016 (-7%)	7mo	$190,000	$187	66
4570 Essex Ln	0.28mi	2/1.0	1,016 (-7%)	7mo	$210,000	$207	64
9543 Century Dr	0.66mi	2/2.0	1,025 (-6%)	2mo	$219,900	$215	57
9489 Century Dr	0.59mi	3/1.0 (+1)	1,054 (-4%)	2mo	$199,000	$189	56
4337 Peacock Rd	0.66mi	2/2.0	1,025 (-6%)	6mo	$210,000	$205	54
4499 Collins Rd	0.41mi	3/2.0 (+1)	1,248 (+14%)	10mo	$225,000	$180	44
4399 Collins Rd	0.52mi	3/2.0 (+1)	1,248 (+14%)	7mo	$260,000	$208	41
9339 Miracle Dr	0.74mi	2/2.0	1,249 (+14%)	4mo	$237,000	$190	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: -10.5%
• Equity multiple: 0.63×
• Total profit: $-16,148
• Equity at exit: $23,111

10-year hold

• IRR: -6.1%
• Equity multiple: 0.66×
• Total profit: $-14,794
• Equity at exit: $13,402

Cash invested: $43,400 (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: 386
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$813
• Tax from tax record: −$200 /mo · $2,398/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $216

Break-even live

Break-even rent $1,364

Max offer price $155,000

Occupancy floor 82%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9156 Century Dr Spring Hill, FL	2.0	2.0	1170	$1,500	$1.28	4d	1	0.29mi
4514 Cynthia Ln Spring Hill, FL	2.0	2.0	1280	$1,550	$1.21	17d	1	0.41mi
4470 Cynthia Ln Spring Hill, FL	2.0	1.0	1016	$1,400	$1.38	20d	1	0.47mi
5451 Moongate Rd Spring Hill, FL	3.0	2.0	1262	$1,790	$1.42	24d	1	0.54mi
4335 Pallas Ave Spring Hill, FL	3.0	2.0	1248	$1,685	$1.35	24d	1	0.64mi
9499 Hayes St Spring Hill, FL	3.0	3.0	1280	$1,695	$1.32	21d	1	0.68mi
8513 Beach Rd Spring Hill, FL	3.0	2.0	1378	$1,990	$1.44	17d	1	0.80mi
8397 Coral St Spring Hill, FL	3.0	2.0	1202	$1,689	$1.41	2d	1	0.87mi
4353 Azora Rd Spring Hill, FL	2.0	2.0	979	$1,650	$1.69	24d	1	1.21mi
4289 Azora Rd Unit 4289 Spring Hill, FL	3.0	2.0	1300	$1,500	$1.15	17d	1	1.26mi
4289 Azora Rd Spring Hill, FL	3.0	2.0	1293	$1,700	$1.31	19d	1	1.26mi
4283 Azora Rd Spring Hill, FL	3.0	2.0	1110	$1,600	$1.44	24d	1	1.27mi
2459 Landover Blvd Spring Hill, FL	3.0	2.0	1139	$1,900	$1.67	21d	1	1.30mi
2634 Landover Blvd Spring Hill, FL	2.0	2.0	1021	$1,250	$1.22	17d	1	1.37mi
4400 Millwood Rd Unit E Spring Hill, FL	2.0	1.5	864	$1,250	$1.45	24d	1	1.45mi
4225 Jason Rd Spring Hill, FL	2.0	1.0	804	$1,300	$1.62	24d	1	1.48mi
4208 Jason Rd Spring Hill, FL	2.0	2.0	1038	$1,500	$1.45	24d	1	1.49mi
4243 Jason Rd Spring Hill, FL	2.0	1.0	804	$1,300	$1.62	24d	1	1.50mi

Listing history 24 events

1. 2026-04-23
   historical Active Under Contract 536-char remark

   Show marketing remark (536 chars)

   CASH ONLY!! Come take a look at this 2bd 1.5 bath and 1 car garage. Fenced in backyard. Close to stores, doctors and hospitals. It is ready for its new owner to give it some TLC to bring it back to life. Great starter, seasonal or rental home. Roof was last replaced in 1995. The A/c also does not work. Owner also has another property up for sale that is also a fixer upper that could be sold along with this property as a a package deal or separate. The MLS # 2256658 is and the address is 9007 Spring Hill Dr. Spring Hill, FL 34608

2. 2026-04-23
   status Pending

   Show marketing remark (536 chars)

   CASH ONLY!! Come take a look at this 2bd 1.5 bath and 1 car garage. Fenced in backyard. Close to stores, doctors and hospitals. It is ready for its new owner to give it some TLC to bring it back to life. Great starter, seasonal or rental home. Roof was last replaced in 1995. The A/c also does not work. Owner also has another property up for sale that is also a fixer upper that could be sold along with this property as a a package deal or separate. The MLS # 2256658 is and the address is 9007 Spring Hill Dr. Spring Hill, FL 34608

3. 2026-04-18
   listed $155,000 Active
4. 2026-04-17
   listed $155,000 Active 536-char remark

   Show marketing remark (536 chars)

   CASH ONLY!! Come take a look at this 2bd 1.5 bath and 1 car garage. Fenced in backyard. Close to stores, doctors and hospitals. It is ready for its new owner to give it some TLC to bring it back to life. Great starter, seasonal or rental home. Roof was last replaced in 1995. The A/c also does not work. Owner also has another property up for sale that is also a fixer upper that could be sold along with this property as a a package deal or separate. The MLS # 2256658 is and the address is 9007 Spring Hill Dr. Spring Hill, FL 34608

5. 2026-03-24
   status Active
6. 2026-03-24
   status Active
7. 2026-03-24
   historical
8. 2026-03-13
   status Pending
9. 2026-03-13
   status Pending
10. 2026-03-13
    historical
11. 2026-03-11
    price $155,000
12. 2026-03-11
    price $155,000
13. 2026-03-11
    price $155,000
14. 2026-01-13
    price $160,000
15. 2026-01-13
    price $160,000
16. 2026-01-13
    price $160,000
17. 2025-11-10
    listed $199,000 Active
18. 2025-11-10
    listed $199,000 Active
19. 2011-03-03
    soldstatus $42,000
20. 2011-02-25
    soldstatus $42,000
21. 2010-11-30
    listed $53,000
22. 2010-11-24
    listed $45,000
23. 1998-11-09
    soldstatus $46,000
24. 1980-09-01
    soldstatus $38,200

ⓘ 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: $2,398 · $200/mo
• Projected year-2 tax: $2,398 · $200/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 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: $19,640
• − Mortgage interest: −$8,682
• − Property taxes: −$2,398
• − Insurance: −$775
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$4,509
• Taxable income: $133
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $2,556/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

+305.8% since first listed

24 events — show timeline

• 2026-04-23 Contingent — HCAR
• 2026-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $155,000 HCAR
• 2026-03-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Relisted — HCAR
• 2026-03-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Pending — HCAR
• 2026-03-13 Listing Removed — HCAR
• 2026-03-11 Price Changed $155,000 RACC
• 2026-03-11 Price Changed $155,000 HCAR
• 2026-03-11 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $160,000 HCAR
• 2026-01-13 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $160,000 RACC
• 2025-11-10 Listed $199,000 HCAR
• 2025-11-10 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-03 Sold (MLS) $42,000 Stellar MLS as Distributed by MLS Grid
• 2011-02-25 Sold (MLS) $42,000 HCAR
• 2010-11-30 Listed $53,000 Stellar MLS as Distributed by MLS Grid
• 2010-11-24 Listed $45,000 HCAR
• 1998-11-09 Sold (Public Records) $46,000 Public Records
• 1980-09-01 Sold (Public Records) $38,200 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,398 · +3.4% YoY. Source: county tax records.