12671 Coronado Dr · Spring Hill, FL 34609

$150,000

3 bd · 2.0 ba · 1,453 sqft · SingleFamily public records · 1 Days on market

Built 1986 0.52 ac lot ↓ 14% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

From the gorgeous landscaping to the private back yard with no build. You will love this 3/2/2 home with inground screened pool, great room, lovely kitchen with nook, split plan, lots of tile and pergo, cathedral ceilings, outside patio and shed. Priced right in today market.

Key facts

• 0.52 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Lot approximately 0.52 acres (dimensions 136 x 165); Zoned PDP; Furnished: Unfurnished
• HOA & community: No association; Pets allowed

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Septic tank; Electricity available
• Home design: Single-family residence; One story; Faces west; Homestead property
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built area approximately 1,453 (living area) / 2,258 total building area
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 12.3% 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: John D. Floyd Elementary School (math 43% / reading 53%, grade D, #1,171 of 2,144 statewide, top 55%, 948 students, 63% FRL); Central High School (math 34% / reading 44%, grade F, #312 of 667 statewide, top 48%, 1,426 students, 53% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents falling (-4.8%/yr); 738 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/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 $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 + 0.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

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: 1.43% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.38%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $302,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1184 Corolla Ave	0.32mi	2/2.0 (-1)	1,572 (+8%)	1mo	$348,000	$221	65
1005 Indigo Run Ct	0.45mi	2/2.0 (-1)	1,477 (+2%)	9mo	$223,000	$151	64
1424 Cornell Ave	0.62mi	3/2.0	1,515 (+4%)	10mo	$300,000	$198	55
1311 Battersea Ave	0.65mi	2/2.0 (-1)	1,340 (-8%)	2mo	$285,000	$213	50
11427 Kingstree Ct	0.46mi	2/2.0 (-1)	1,306 (-10%)	8mo	$272,000	$208	50
1040 Walnut Hill Ct	0.55mi	3/2.0	1,634 (+12%)	7mo	$279,600	$171	48
12270 Padron Blvd	0.61mi	3/2.0	1,661 (+14%)	1mo	$415,000	$250	47
11375 Corrigan St	0.67mi	2/2.0 (-1)	1,328 (-9%)	3mo	$270,000	$203	47
1353 Finland Dr	0.73mi	2/2.0 (-1)	1,542 (+6%)	5mo	$325,000	$211	47
2016 Alameda Dr	0.69mi	3/2.0	1,561 (+7%)	12mo	$359,000	$230	45
1032 Walnut Hill Ct	0.56mi	2/2.0 (-1)	1,634 (+12%)	6mo	$252,000	$154	44
11340 Corinthian St	0.55mi	3/2.5	1,650 (+14%)	11mo	$305,000	$185	41

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: 10.6%
• Equity multiple: 1.41×
• Total profit: $17,048
• Equity at exit: $22,365

10-year hold

• IRR: 17.2%
• Equity multiple: 2.23×
• Total profit: $51,854
• Equity at exit: $12,969

Cash invested: $42,000 (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 34609

• Home prices YoY: -23.2%
• Rents YoY: -4.8%
• Active inventory: 738
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$787
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $748

Break-even live

Break-even rent $1,194

Max offer price $150,000

Occupancy floor 60%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11379 Deercroft Ct Spring Hill, FL	3.0	2.0	1815	$1,800	$0.99	24d	1	0.50mi
1000 Burgundy Ct Spring Hill, FL	3.0–5.0	2.0–3.0	1975	$2,208	$1.12	1d	2	0.79mi
1411 Deborah Dr Spring Hill, FL	3.0	2.0	1750	$1,849	$1.06	21d	1	0.95mi
156 Rose Bud Ln Spring Hill, FL	4.0	2.5	1875	$2,200	$1.17	2d	1	0.98mi
11348 Linden Dr Spring Hill, FL	3.0	2.0	1114	$1,895	$1.70	24d	1	1.14mi

Listing history 5 events

1. 2026-05-27
   status Pending
2. 2026-05-27
   listed $150,000 Active
3. 2007-06-14
   soldstatus $170,000
4. 2007-06-08
   soldstatus $170,000 276-char remark

   Show marketing remark (276 chars)

   From the gorgeous landscaping to the private back yard with no build. You will love this 3/2/2 home with inground screened pool, great room, lovely kitchen with nook, split plan, lots of tile and pergo, cathedral ceilings, outside patio and shed. Priced right in today market.

5. 2007-04-05
   listed $174,900 276-char remark

   Show marketing remark (276 chars)

   From the gorgeous landscaping to the private back yard with no build. You will love this 3/2/2 home with inground screened pool, great room, lovely kitchen with nook, split plan, lots of tile and pergo, cathedral ceilings, outside patio and shed. Priced right in today market.

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$112/yr (+$9/mo · 9.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,697
• − Mortgage interest: −$8,402
• − Property taxes: −$1,133
• − Insurance: −$750
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$4,364
• Taxable income: $6,937
• Est. tax owed @ 24.0%: −$1,665
• After-tax cash flow: $7,314/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): 47,257
• Household income: $79,442
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 663.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 22% Two or more races 13% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 12% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 11% · Canada, Jamaica, Philippines
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 1% Other Indo-European 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: ▼ -86.49%
• Current HPI: 286.5885
• Rent YoY: ▼ -4.82%
• 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

-14.2% since first listed

5 events — show timeline

• 2026-05-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-27 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2007-06-14 Sold (Public Records) $170,000 Public Records
• 2007-06-08 Sold (MLS) $170,000 HCAR
• 2007-04-05 Listed $174,900 HCAR

Property tax history

+2.1%/yr

Latest (2025): $1,133 · +2.7% YoY. Source: county tax records.