8159 Sturbridge Ct #8159 · North Weeki Wachee, FL 34613

$168,500

2 bd · 2.0 ba · 1,266 sqft · Condo public records · 16 Days on market

Built 2001 $464/mo HOA · 26% of rent

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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 +10.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for easy, low-maintenance living in Weeki Wachee? This 2 bedroom, 2 bathroom condo checks all the boxes. The main living area features soaring ceilings that give the space an open, airy feel you'll notice right away. The kitchen is spacious with plenty of counter and cabinet space, making it both practical and comfortable for everyday use. Both bedrooms provide generous walk-in closets, so you'll have no shortage of storage. You'll also appreciate the oversized laundry room, giving you extra space and added convenience. The porch has been enclosed to create a Florida room--perfect for a home office, sitting area, or just a quiet spot to enjoy your morning coffee year-round. The roof was replaced approx. 1 year ago by management company! Located in Flood Zone X, this is a great added benefit for peace of mind. You're also just a short distance from the crystal-clear, 72-degree Weeki Wachee River--perfect for kayaking, paddle boarding, or simply enjoying the laid-back Nature Coast lifestyle. Residents enjoy access to Pickett's Park, featuring a community pool, spa, fitness center, clubhouse, and outdoor grilling area. Plus, you're conveniently close to local medical centers, shopping, and dining.

Key facts

• Spacious kitchen
• Soaring ceilings
• Florida room

Tags

• SOARING CEILINGS
• SPACIOUS KITCHEN
• GENEROUS WALK-IN CLOSETS
• OVERSIZED LAUNDRY ROOM
• ENCLOSED PORCH
• FLORIDA ROOM

Property features AI

Finance

• Other: Unit is unfurnished; Located on first floor; Living area and building area recorded in public records; Universal property ID available
• Financial info: Monthly total fees approximately $464; Total annual fees approximately $5,568; Lease restrictions apply
• HOA & community: Monthly condo fee of $440 (includes cable TV, internet, pool, clubhouse, fitness center, maintenance of structure and grounds, trash, escrow reserves, recreational facilities); Association approval required; Association names: PMI Adventure Coast; The Heather; Pets allowed (max 25 lbs); Community features: clubhouse, community mailbox, deed restrictions, fitness center, golf, park, pool, sidewalks

Exterior

• Parking: Parking available (details not specified)
• Utilities: Public water; Public sewer; Cable connected; High‑speed internet available; Electricity connected; Sewer connected
• Home design: Condominium; Single‑story (one level); Faces northwest; Homestead property
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of building number 17
• Exterior features: Exterior lighting; Private mailbox; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Thermostat; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $-83 ($-997/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (8.7% below list).
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $154k (8.7% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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-, amenities F, commute 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: Winding Waters K-8 (math 50% / reading 48%, grade D, #1,134 of 2,144 statewide, top 54%, 1,622 students, 56% 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 54% FRL track the district average.
• Market conditions: 695 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• This rent runs 37% of the median local income ($59k/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

• It's been on market 16 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $49k; list at $168k implies a 246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $153,829 (8.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.31×
• Total profit: $-32,356
• Equity at exit: $25,124

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-34,019
• Equity at exit: $14,569

Cash invested: $47,180 (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: 695
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$884
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$70
• HOA: −$464
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-83

Break-even live

Break-even rent $1,908

Max offer price $153,829

Occupancy floor 100%

Sensitivity live

Price	-10% $12	-5% $-35	+0% $-83	+5% $-131	+10% $-178
Rent	-10% $-226	-5% $-154	+0% $-83	+5% $-12	+10% $59
Rate	-1.0pp $2	-0.5pp $-40	base $-83	+0.5pp $-127	+1.0pp $-171

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: $42,125
• Closing costs: $5,055
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7744 St Andrews Blvd Weeki Wachee, FL	2.0	2.0	1142	$1,450	$1.27	25d	1	0.26mi
8992 Hernando Way Weeki Wachee, FL	2.0	2.0	1490	$1,695	$1.14	6d	1	0.31mi
7569 Heather Walk Dr Weeki Wachee, FL	2.0	2.0	1211	$1,595	$1.32	19d	1	0.48mi
7575 St Andrews Blvd Weeki Wachee, FL	3.0	2.0	1515	$2,199	$1.45	25d	1	0.50mi
7425 Galloway Rd Weeki Wachee, FL	2.0	2.0	936	$1,600	$1.71	13d	1	0.56mi
7251 Mc Ginnes Ct Weeki Wachee, FL	2.0	2.0	1360	$1,695	$1.25	6d	1	0.72mi
9104 Wade St Brooksville, FL	3.0	2.0	1550	$2,195	$1.42	4d	3	0.80mi
8983 Wade St Unit 8388 Brooksville, FL	3.0	2.0	1550	$2,246	$1.45	4d	1	0.85mi

HOA detail condo

• Monthly dues: $464 · $5,568/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-05-22
   status Pending 1221-char remark

   Show marketing remark (1221 chars)

   Looking for easy, low-maintenance living in Weeki Wachee? This 2 bedroom, 2 bathroom condo checks all the boxes. The main living area features soaring ceilings that give the space an open, airy feel you'll notice right away. The kitchen is spacious with plenty of counter and cabinet space, making it both practical and comfortable for everyday use. Both bedrooms provide generous walk-in closets, so you'll have no shortage of storage. You'll also appreciate the oversized laundry room, giving you extra space and added convenience. The porch has been enclosed to create a Florida room--perfect for a home office, sitting area, or just a quiet spot to enjoy your morning coffee year-round. The roof was replaced approx. 1 year ago by management company! Located in Flood Zone X, this is a great added benefit for peace of mind. You're also just a short distance from the crystal-clear, 72-degree Weeki Wachee River--perfect for kayaking, paddle boarding, or simply enjoying the laid-back Nature Coast lifestyle. Residents enjoy access to Pickett's Park, featuring a community pool, spa, fitness center, clubhouse, and outdoor grilling area. Plus, you're conveniently close to local medical centers, shopping, and dining.

2. 2026-05-22
   status Pending

   Show marketing remark (1221 chars)

   Looking for easy, low-maintenance living in Weeki Wachee? This 2 bedroom, 2 bathroom condo checks all the boxes. The main living area features soaring ceilings that give the space an open, airy feel you'll notice right away. The kitchen is spacious with plenty of counter and cabinet space, making it both practical and comfortable for everyday use. Both bedrooms provide generous walk-in closets, so you'll have no shortage of storage. You'll also appreciate the oversized laundry room, giving you extra space and added convenience. The porch has been enclosed to create a Florida room--perfect for a home office, sitting area, or just a quiet spot to enjoy your morning coffee year-round. The roof was replaced approx. 1 year ago by management company! Located in Flood Zone X, this is a great added benefit for peace of mind. You're also just a short distance from the crystal-clear, 72-degree Weeki Wachee River--perfect for kayaking, paddle boarding, or simply enjoying the laid-back Nature Coast lifestyle. Residents enjoy access to Pickett's Park, featuring a community pool, spa, fitness center, clubhouse, and outdoor grilling area. Plus, you're conveniently close to local medical centers, shopping, and dining.

3. 2026-05-11
   listed $168,500 Active 1221-char remark

   Show marketing remark (1221 chars)

   Looking for easy, low-maintenance living in Weeki Wachee? This 2 bedroom, 2 bathroom condo checks all the boxes. The main living area features soaring ceilings that give the space an open, airy feel you'll notice right away. The kitchen is spacious with plenty of counter and cabinet space, making it both practical and comfortable for everyday use. Both bedrooms provide generous walk-in closets, so you'll have no shortage of storage. You'll also appreciate the oversized laundry room, giving you extra space and added convenience. The porch has been enclosed to create a Florida room--perfect for a home office, sitting area, or just a quiet spot to enjoy your morning coffee year-round. The roof was replaced approx. 1 year ago by management company! Located in Flood Zone X, this is a great added benefit for peace of mind. You're also just a short distance from the crystal-clear, 72-degree Weeki Wachee River--perfect for kayaking, paddle boarding, or simply enjoying the laid-back Nature Coast lifestyle. Residents enjoy access to Pickett's Park, featuring a community pool, spa, fitness center, clubhouse, and outdoor grilling area. Plus, you're conveniently close to local medical centers, shopping, and dining.

4. 2026-05-06
   listed $168,500 Active
5. 2025-06-09
   historical
6. 2025-05-16
   price $175,000
7. 2025-02-26
   price $181,900
8. 2024-11-21
   status Active
9. 2024-11-16
   historical
10. 2024-06-05
    price $186,900
11. 2024-05-15
    listed $192,900 Active
12. 2018-09-19
    soldstatus $48,750
13. 2018-09-14
    soldstatus $97,500
14. 2018-09-14
    soldstatus $97,500
15. 2018-03-10
    listed $104,900
16. 2018-03-10
    listed $104,900

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,399 · $117/mo
• Expected delta: +$320/yr (+$27/mo · 29.7%)

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

Taxation est. · year 1

• Rental income: $21,640
• − Mortgage interest: −$9,439
• − Property taxes: −$1,078
• − Insurance: −$842
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − HOA: −$5,568
• − Depreciation: −$4,902
• Taxable loss: −$3,651
• Est. tax savings @ 24.0%: +$876
• After-tax cash flow: $-120/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

+60.6% since first listed

16 events — show timeline

• 2026-05-22 Pending — HCAR
• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Listed $168,500 HCAR
• 2026-05-06 Listed $168,500 Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Listing Removed — HCAR
• 2025-05-16 Price Changed $175,000 HCAR
• 2025-02-26 Price Changed $181,900 HCAR
• 2024-11-21 Relisted — HCAR
• 2024-11-16 Listing Removed — HCAR
• 2024-06-05 Price Changed $186,900 HCAR
• 2024-05-15 Listed $192,900 HCAR
• 2018-09-19 Sold (Public Records) $48,750 Public Records
• 2018-09-14 Sold (MLS) $97,500 St. Augustine and St. Johns County Board of REALTORS®
• 2018-09-14 Sold (MLS) $97,500 HCAR
• 2018-03-10 Listed $104,900 St. Augustine and St. Johns County Board of REALTORS®
• 2018-03-10 Listed $104,900 HCAR

Property tax history

+9.0%/yr

Latest (2025): $1,078 · +1.5% YoY. Source: county tax records.