Cameron Plan · Spring Hill, FL 34608

$259,990

4 bd · 2.0 ba · 1,560 sqft · SingleFamily · 160 Days on market

Good condition Garage

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

The Cameron floorplan is a beautifully designed single-story home that blends modern style with everyday functionality. Available in Somerset Bay in Spring Hill, Florida, this home offers comfort, efficiency, and versatility for today's lifestyles, featuring 4 bedrooms, 2 bathrooms, and 1,560 square feet of living space. As you step inside, you're welcomed by 3 bedrooms sharing a full bathroom with quartz countertops. The kitchen flows into the dining and living areas overlooking the outdoor patio. This open-concept living space is deal for both family time and entertaining. The kitchen showcases sleek quartz countertops, a large center island, and stainless-steel appliances.

Key facts

• Large center island
• Walk-in closet
• Single-story home

Tags

• SINGLE-STORY HOME
• OUTDOOR PATIO
• LARGE CENTER ISLAND
• STAINLESS-STEEL APPLIANCES
• WALK-IN CLOSET
• ENSUITE BATHROOM

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $266,180.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (17.6% below list).
• Recommended offer: $214k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.3% 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: Explorer K-8 (math 40% / reading 41%, grade F, #1,471 of 2,144 statewide, top 69%, 1,617 students, 69% FRL); Frank W. Springstead High School (math 45% / reading 55%, grade D+, #175 of 667 statewide, top 27%, 1,896 students, 49% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents soft (-0.7%/yr); 527 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 77d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• This rent runs 40% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $8k 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 160 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,206 (17.6% 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. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.80% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $266,180
• List price: $259,990
• Delta: -2.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4056 Kona Cir	0.08mi	4/2.0	1,560 (0%)	1mo	$258,070	$165	96
4050 Kona Cir	0.08mi	4/2.0	1,560 (0%)	1mo	$264,290	$169	96
4026 Kona Cir	0.09mi	4/2.0	1,560 (0%)	2mo	$268,070	$172	94
4043 Kona Cir	0.12mi	4/2.0	1,560 (0%)	1mo	$262,990	$169	93
4654 Kona Cir	0.05mi	4/2.0	1,498 (-4%)	0mo	$288,070	$192	91
4694 Kona Cir	0.06mi	4/2.0	1,498 (-4%)	2mo	$286,990	$192	89
4714 Kona Cir	0.07mi	4/2.0	1,498 (-4%)	3mo	$285,990	$191	88
4676 Kona Cir	0.05mi	5/2.0 (+1)	1,708 (+10%)	2mo	$300,665	$176	75
4049 Kona Cir	0.12mi	5/2.0 (+1)	1,739 (+12%)	3mo	$276,990	$159	68
4035 Kona Cir	0.12mi	5/2.0 (+1)	1,739 (+12%)	2mo	$278,070	$160	68
4724 Kona Cir	0.07mi	3/2.0 (-1)	1,328 (-15%)	1mo	$275,990	$208	66
10170 Northcliffe Blvd	0.62mi	3/2.0 (-1)	1,356 (-13%)	2mo	$280,000	$206	42

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: -25.6%
• Equity multiple: 0.16×
• Total profit: $-62,950
• Equity at exit: $39,688

10-year hold

• IRR: -36.1%
• Equity multiple: -0.29×
• Total profit: $-96,308
• Equity at exit: $23,014

Cash invested: $74,530 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 36 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $279,990 ($206/sqft)
• Median days on market: 135 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: -17.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34608

• Home prices YoY: -24.7%
• Rents YoY: -0.7%
• Active inventory: 527
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$1,396
• Tax est. 1.5%: −$333 /mo · $3,993/yr
• Insurance: −$111
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-214

Break-even live

Break-even rent $2,413

Max offer price $235,251

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-122	+0% $-214	+5% $-306	+10% $-398
Rent	-10% $-383	-5% $-298	+0% $-214	+5% $-129	+10% $-45
Rate	-1.0pp $-80	-0.5pp $-146	base $-214	+0.5pp $-283	+1.0pp $-353

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: $66,545
• Closing costs: $7,985
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3933 Antigua Way Spring Hill, FL	3.0–5.0	2.0–4.0	1975	$2,269	$1.15	79d	1	0.26mi
4283 Azora Rd Spring Hill, FL	3.0	2.0	1110	$1,600	$1.44	120d	1	0.47mi
4289 Azora Rd Unit 4289 Spring Hill, FL	3.0	2.0	1300	$1,500	$1.15	113d	1	0.48mi
4289 Azora Rd Spring Hill, FL	3.0	2.0	1293	$1,700	$1.31	115d	1	0.48mi
10322 Gracelyn DR Spring Hill, FL	1.0–3.0	1.0–2.5	1343	$2,775	$2.07	0d	44	0.50mi
10330 Tillery Rd Spring Hill, FL	3.0	2.0	1350	$1,695	$1.26	99d	1	0.58mi
9483 Bayside Ct Spring Hill, FL	3.0	2.0	1788	$1,911	$1.07	100d	1	0.60mi
4335 Pallas Ave Spring Hill, FL	3.0	2.0	1248	$1,685	$1.35	120d	1	0.65mi
4263 Deltona Blvd Spring Hill, FL	3.0	1.5	1050	$1,500	$1.43	40d	1	0.67mi
4380 Puritan Ln Spring Hill, FL	3.0	2.0	1773	$2,100	$1.18	42d	1	0.68mi
9499 Hayes St Spring Hill, FL	3.0	3.0	1280	$1,695	$1.32	117d	1	0.73mi
3646 Portillo Rd Spring Hill, FL	3.0	2.0	1304	$1,950	$1.50	120d	1	0.77mi
10440 Grimes St Spring Hill, FL	3.0	2.0	1392	$1,725	$1.24	7d	1	0.83mi
2459 Landover Blvd Spring Hill, FL	3.0	2.0	1139	$1,850	$1.62	67d	1	0.88mi
4450 Essex Ln Spring Hill, FL	3.0	2.0	1104	$1,600	$1.45	44d	1	0.95mi
4450 Essex Ln Spring Hill, FL	3.0	2.0	1104	$1,600	$1.45	32d	1	0.95mi
10352 Lafoy Rd Spring Hill, FL	3.0	2.0	1378	$1,690	$1.23	56d	1	0.96mi
5100 Lydia Ct Spring Hill, FL	3.0	2.0	1826	$1,800	$0.99	32d	1	0.98mi
4253 Central Park Dr Spring Hill, FL	2.0–3.0	2.0	1107	$1,677	$1.51	0d	10	0.99mi
4148 Glade Rd Spring Hill, FL	3.0	2.0	1662	$1,775	$1.07	56d	1	1.05mi
9341 Northcliffe Blvd Spring Hill, FL	3.0	2.0	1444	$1,800	$1.25	95d	1	1.07mi
10432 Lafoy Rd Spring Hill, FL	3.0	2.0	2056	$2,100	$1.02	120d	1	1.09mi
8513 Beach Rd Spring Hill, FL	3.0	2.0	1378	$1,990	$1.44	113d	1	1.16mi
10449 Mayflower Rd Spring Hill, FL	3.0	2.0	1502	$1,849	$1.23	116d	1	1.16mi
8475 Beach Rd Spring Hill, FL	3.0	2.0	1427	$2,100	$1.47	76d	1	1.18mi
9185 Chase St Spring Hill, FL	3.0	2.0	1508	$1,615	$1.07	4d	1	1.22mi
4036 Montano Ave Spring Hill, FL	3.0	2.0	1600	$2,380	$1.49	120d	1	1.25mi
5156 Florentine Ct Spring Hill, FL	4.0	2.0	1895	$2,000	$1.06	44d	1	1.26mi
11167 Nexus St Spring Hill, FL	4.0	2.0	1603	$1,769	$1.10	54d	1	1.29mi
9219 Northcliffe Blvd Spring Hill, FL	3.0	2.5	2036	$2,500	$1.23	27d	1	1.31mi
5256 Frost Rd Spring Hill, FL	3.0	2.0	1950	$2,950	$1.51	120d	1	1.31mi
4628 Bayridge Ct Spring Hill, FL	3.0	2.0	1756	$1,800	$1.03	80d	1	1.31mi
9358 Swiss Rd Spring Hill, FL	3.0	2.0	1497	$1,600	$1.07	83d	1	1.32mi
3427 Hartley Rd Spring Hill, FL	4.0	3.0	1836	$2,100	$1.14	40d	1	1.33mi
9211 Northcliffe Blvd Spring Hill, FL	3.0	2.0	1641	$3,200	$1.95	56d	1	1.33mi
2469 Lackland Ave Spring Hill, FL	3.0	2.0	1761	$2,699	$1.53	10d	1	1.34mi
11228 Roman St Spring Hill, FL	4.0	2.5	2222	$2,000	$0.90	54d	1	1.37mi
8397 Coral St Spring Hill, FL	3.0	2.0	1202	$1,639	$1.36	88d	1	1.38mi
3264 Deltona Blvd Spring Hill, FL	3.0	2.0	2020	$2,000	$0.99	64d	1	1.41mi
3214 Blythe Ave Spring Hill, FL	4.0	2.0	2000	$2,500	$1.25	120d	1	1.42mi

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $259,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Cameron plan single-family homeNew construction (Plan inventory type)
• Exterior features: Living area approximately 1560Located at 9841 Coconut Ct, Spring Hill, FL 34608

Interior

• Kitchen: Cameron plan kitchen (standard layout)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan-based layout)

Listing history 50 events

1. 2026-09-23
   days on market $259,990 Active 160 DOM
2. 2026-09-22
   days on market $259,990 Active 159 DOM
3. 2026-09-21
   days on market $259,990 Active 158 DOM
4. 2026-09-20
   days on market $259,990 Active 157 DOM
5. 2026-09-19
   days on market $259,990 Active 156 DOM
6. 2026-09-18
   days on market $259,990 Active 155 DOM
7. 2026-09-17
   days on market $259,990 Active 154 DOM
8. 2026-09-16
   days on market $259,990 Active 153 DOM
9. 2026-09-15
   days on market $259,990 Active 152 DOM
10. 2026-09-14
    days on market $259,990 Active 151 DOM
11. 2026-09-13
    days on market $259,990 Active 150 DOM
12. 2026-09-12
    days on market $259,990 Active 149 DOM
13. 2026-09-11
    days on market $259,990 Active 148 DOM
14. 2026-09-05
    days on market $259,990 Active 142 DOM
15. 2026-09-04
    days on market $259,990 Active 141 DOM
16. 2026-09-03
    days on market $259,990 Active 140 DOM
17. 2026-08-31
    days on market $259,990 Active 137 DOM
18. 2026-08-30
    days on market $259,990 Active 136 DOM
19. 2026-08-29
    days on market $259,990 Active 135 DOM
20. 2026-08-28
    days on market $259,990 Active 134 DOM
21. 2026-08-25
    days on market $259,990 Active 131 DOM
22. 2026-08-24
    days on market $259,990 Active 130 DOM
23. 2026-08-23
    days on market $259,990 Active 129 DOM
24. 2026-08-22
    days on market $259,990 Active 128 DOM
25. 2026-08-20
    days on market $259,990 Active 126 DOM
26. 2026-08-19
    days on market $259,990 Active 125 DOM
27. 2026-08-18
    days on market $259,990 Active 124 DOM
28. 2026-08-17
    days on market $259,990 Active 123 DOM
29. 2026-08-16
    days on market $259,990 Active 122 DOM
30. 2026-08-15
    days on market $259,990 Active 121 DOM
31. 2026-08-14
    days on market $259,990 Active 120 DOM
32. 2026-08-13
    days on market $259,990 Active 119 DOM
33. 2026-08-12
    days on market $259,990 Active 118 DOM
34. 2026-08-11
    days on market $259,990 Active 117 DOM
35. 2026-08-10
    days on market $259,990 Active 116 DOM
36. 2026-08-09
    days on market $259,990 Active 115 DOM
37. 2026-08-08
    days on market $259,990 Active 114 DOM
38. 2026-08-06
    days on market $259,990 Active 112 DOM
39. 2026-08-05
    days on market $259,990 Active 111 DOM
40. 2026-08-04
    days on market $259,990 Active 110 DOM
41. 2026-08-03
    days on market $259,990 Active 109 DOM
42. 2026-07-31
    days on market $259,990 Active 106 DOM
43. 2026-07-30
    days on market $259,990 Active 105 DOM
44. 2026-07-30
    days on market $259,990 Active 104 DOM
45. 2026-07-28
    days on market $259,990 Active 103 DOM
46. 2026-07-26
    days on market $259,990 Active 101 DOM
47. 2026-07-24
    days on market $259,990 Active 99 DOM
48. 2026-07-23
    days on market $259,990 Active 98 DOM
49. 2026-07-22
    days on market $259,990 Active 97 DOM
50. 2026-07-21
    days on market $259,990 Active 96 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 5 d/yr ≥109°F today · 16 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: $25,705
• − Mortgage interest: −$14,910
• − Property taxes: −$3,993
• − Insurance: −$2,128
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$7,743
• Taxable loss: −$7,183
• Est. tax savings @ 24.0%: +$1,724
• After-tax cash flow: $-841/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.

Condition & rehab AI · 3 photos

Good 80/100 None rehab

This single-story home in Spring Hill, Florida, is in excellent condition with a modern design and well-maintained exterior. It offers a good return on investment with minimal updates needed to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Modern technology can increase both resale and rental appeal. ↑
• Resale Upgrading the kitchen backsplash — A new backsplash can add visual interest and value to the kitchen. ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Explorer K-8 F FL #1,471/2,144 Nat'l #19,191/41,679 High Frank W. Springstead High School D+ FL #175/667 Nat'l #5,448/17,239

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

C Composite livability gradescore 63/100

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 · 189,218 people
• City population: 83,915
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 36,658
• Household income: $64,345
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 20% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 11% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 9% Cuban 3%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% French/Haitian/Cajun 1%

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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: ▼ -99.94%
• Current HPI: 305.1933
• Rent YoY: ▼ -0.68%
• Metro: Tampa-St. Petersburg-Clearwater, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $259,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Cameron plan single-family homeNew construction (Plan inventory type)
• Exterior features: Living area approximately 1560Located at 9841 Coconut Ct, Spring Hill, FL 34608

Interior

• Kitchen: Cameron plan kitchen (standard layout)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan-based layout)