6347 Boxwood St · Hill 'n Dale, FL 34602

$125,000

2 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 36 Days on market

Built 1965 8,500 sqft lot Est $247k · 49% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home being sold as is with right to inspect. Special forms required.

Key facts

• Rear utility room
• Septic service
• Updated roof

Tags

• UPDATED ROOF
• UPDATED ELECTRICAL PANEL
• REAR UTILITY ROOM
• BACK SLAB PATIO
• SEPTIC SERVICE

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: No association; No association approval required

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank; Public utilities
• Home design: Single Family Residence; Residential property; One story; Faces east; Entry level: One
• Construction: Block construction; Shingle roof; Block and slab foundation; Built area about 1,536 square feet
• Exterior features: Asphalt road access; Lot approximately 0.2 acres

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Lighting; Total of 6 rooms
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 5.3% in Hill 'n Dale — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Eastside Elementary School (math 37% / reading 32%, grade F, #1,709 of 2,144 statewide, top 81%, 737 students, 73% FRL); Hernando High School (math 42% / reading 42%, grade F, #275 of 667 statewide, top 42%, 1,299 students, 58% FRL).
• Market conditions: 187 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $125k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.67% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.38%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $247,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27176 Wakefield Dr	0.14mi	3/1.0 (+1)	1,141 (-4%)	2mo	$208,000	$182	81
27263 Warner Ave	0.10mi	3/2.0 (+1)	1,120 (-5%)	10mo	$234,000	$209	69
6070 Honeysuckle Ln	0.54mi	2/1.0	1,160 (-2%)	3mo	$255,000	$220	69
6355 Crestview Dr	0.27mi	2/1.0	1,056 (-11%)	1mo	$190,200	$180	68
27119 Simona Ave	0.28mi	3/1.0 (+1)	1,107 (-6%)	9mo	$225,000	$203	64
27198 Simona Ave	0.15mi	3/1.0 (+1)	1,080 (-9%)	12mo	$207,000	$192	64
6155 Sumter Dr	0.51mi	2/1.0	1,042 (-12%)	1mo	$127,000	$122	55
27009 Anthony Ave	0.47mi	3/2.0 (+1)	1,093 (-8%)	4mo	$239,999	$220	53
6399 Raley Rd	0.59mi	3/2.0 (+1)	1,091 (-8%)	1mo	$237,000	$217	50
26412 MC Allister St	0.62mi	3/2.0 (+1)	1,093 (-8%)	3mo	$250,000	$229	47
26419 Rolling Acres Dr E	0.67mi	3/2.0 (+1)	1,104 (-7%)	10mo	$231,000	$209	40
26416 Mcallister St	0.61mi	2/2.0	1,016 (-14%)	12mo	$256,000	$252	34

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,722
• Equity at exit: $18,638

10-year hold

• IRR: 12.5%
• Equity multiple: 2.00×
• Total profit: $34,904
• Equity at exit: $10,808

Cash invested: $35,000 (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 34602

• Home prices YoY: -21.1%
• Active inventory: 187
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,084 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $372

Break-even live

Break-even rent $1,613

Max offer price $125,000

Occupancy floor 77%

Sensitivity live

Price	-10% $443	-5% $407	+0% $372	+5% $337	+10% $301
Rent	-10% $207	-5% $290	+0% $372	+5% $454	+10% $537
Rate	-1.0pp $435	-0.5pp $404	base $372	+0.5pp $340	+1.0pp $307

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27103 Frampton Ave Brooksville, FL	2.0	2.0	1176	$1,700	$1.45	25d	1	0.28mi
27108 Simona Ave Brooksville, FL	3.0	1.0	1092	$1,700	$1.56	25d	1	0.30mi
6367 Enterprise Dr Unit 1234457P Brooksville, FL	3.0	2.0	1119	$3,367	$3.01	0d	1	0.39mi
27008 Anthony Ave Brooksville, FL	3.0	2.0	1043	$1,795	$1.72	25d	1	0.47mi

Listing history 21 events

1. 2026-06-21
   statusdays on market $125,000 Pending 36 DOM
2. 2026-06-18
   days on market $125,000 Active 35 DOM
3. 2026-06-17
   days on market $125,000 Active 34 DOM
4. 2026-06-16
   days on market $125,000 Active 33 DOM
5. 2026-06-15
   days on market $125,000 Active 32 DOM
6. 2026-06-13
   days on market $125,000 Active 30 DOM
7. 2026-06-13
   days on market $125,000 Active 29 DOM
8. 2026-06-09
   days on market $125,000 Active 26 DOM
9. 2026-06-08
   days on market $125,000 Active 25 DOM
10. 2026-06-07
    days on market $125,000 Active 24 DOM
11. 2026-06-04
    days on market $125,000 Active 21 DOM
12. 2026-06-03
    days on market $125,000 Active 20 DOM
13. 2026-06-02
    days on market $125,000 Active 19 DOM
14. 2026-06-01
    days on market $125,000 Active 18 DOM
15. 2026-05-31
    days on market $125,000 Active 17 DOM
16. 2026-05-21
    price $125,000
17. 2026-05-14
    listed $140,000 Active
18. 2004-05-06
    soldstatus $48,000
19. 2004-05-04
    soldstatus $48,000 68-char remark

    Show marketing remark (68 chars)

    Home being sold as is with right to inspect. Special forms required.

20. 2004-02-24
    listed $49,350 68-char remark

    Show marketing remark (68 chars)

    Home being sold as is with right to inspect. Special forms required.

21. 1996-04-26
    soldstatus $25,000

ⓘ 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: $1,684 · $140/mo
• Projected year-2 tax: $1,684 · $140/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 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,010
• − Mortgage interest: −$7,002
• − Property taxes: −$1,684
• − Insurance: −$5,744
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$3,636
• Taxable income: $2,943
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $3,758/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 — Hill 'n Dale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Hill 'n Dale, FL
• Population (ZIP): 10,391

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 14% Black 11% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 90% English-only · Spanish 8%

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: ▼ -75.28%
• Current HPI: 282.3728
• Rent YoY: —
• Metro: —
• 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

+400.0% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-06 Sold (Public Records) $48,000 Public Records
• 2004-05-04 Sold (MLS) $48,000 HCAR
• 2004-02-24 Listed $49,350 HCAR
• 1996-04-26 Sold (Public Records) $25,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,684 · -1.2% YoY. Source: county tax records.