26377 Bertram Rd · Hill 'n Dale, FL 34602

$245,000

2 bd · 2.0 ba · 1,044 sqft · SingleFamily public records · 104 Days on market

Built 2019 7,139 sqft lot Est $200k · 22% over ↓ 44% since listing

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Why this score? — see what drove the F 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 +13.8/30.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. Under Construction - The Jupiter plan by LGI Homes is a stunningly designed home located in the picturesque community of Hill ‘N Dale. This new, one-story home features an open floor plan, 2 bedrooms and 2 full baths complete with over $10,000 in upgrades including all new energy-efficient kitchen appliances, beautiful wooden cabinetry, brushed nickel hardware and an attached garage. The Jupiter encompasses a master suite complete with a walk-in closet, as well as a utility room and front yard landscaping. Hill ‘N Dale is family-friendly community that offers residents a community park featuring a playground, a basketball court, a multipurpose sports field, a gazebo and a covered picnic area.

Key facts

• 7,139 sq ft lot
• Garage
• Built 2019

Property features AI

Finance

• Other: Residential zoning (R); Property subtype: Single Family Residence; Living area listed as 1,044 sq ft (public records); Total building area listed as 1,318 sq ft (public records)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a lot under 1/4 acre
• Exterior features: Asphalt road; Lot about 0.16 acres; Lighting; Sliding doors

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: In-wall pest control system; Sliding doors; Lighting
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $22 ($263/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (11.7% below list).
• Recommended offer: $216k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Hill 'n Dale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade F — 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); D. S. Parrott Middle School (math 40% / reading 40%, grade F, #368 of 571 statewide, top 65%, 835 students, 67% FRL).
• Zoned-school proficiency averages 37% at this address vs 50% district-wide (-13 pts) — the specific schools serving this property underperform the Hernando average; the district grade overstates school quality for this exact location.
• 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 $2k of loan paydown is wiped out by about $7k 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 104 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $163k; list at $245k implies a 50% 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; major 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 $216,451 (11.7% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.88% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $200,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26411 Bertram Rd	0.05mi	2/2.0	1,000 (-4%)	8mo	$155,000	$155	84
6399 Raley Rd	0.10mi	3/2.0 (+1)	1,091 (+4%)	1mo	$237,000	$217	82
26412 MC Allister St	0.10mi	3/2.0 (+1)	1,093 (+5%)	3mo	$250,000	$229	80
27009 Anthony Ave	0.22mi	3/2.0 (+1)	1,093 (+5%)	4mo	$239,999	$220	74
26359 Eahnestock St	0.31mi	3/2.0 (+1)	1,091 (+4%)	0mo	$210,000	$192	73
6155 Sumter Dr	0.63mi	2/1.0	1,042 (-0%)	1mo	$127,000	$122	65
27083 Roper Rd	0.38mi	3/1.5 (+1)	1,000 (-4%)	4mo	$190,000	$190	65
27168 Fernery Ave	0.56mi	3/2.0 (+1)	1,000 (-4%)	1mo	$190,000	$190	61
27200 Fernery Ave	0.63mi	3/1.5 (+1)	1,000 (-4%)	3mo	$212,000	$212	54
27119 Simona Ave	0.45mi	3/1.0 (+1)	1,107 (+6%)	9mo	$225,000	$203	52
27176 Wakefield Dr	0.58mi	3/1.0 (+1)	1,141 (+9%)	2mo	$208,000	$182	47
27183 Roper Rd	0.57mi	2/1.0	910 (-13%)	8mo	$99,900	$110	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-38,273
• Equity at exit: $36,530

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-31,407
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,165 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$301 /mo · $3,613/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $22

Break-even live

Break-even rent $2,137

Max offer price $245,000

Occupancy floor 94%

Sensitivity live

Price	-10% $161	-5% $91	+0% $22	+5% $-47	+10% $-117
Rent	-10% $-149	-5% $-64	+0% $22	+5% $107	+10% $193
Rate	-1.0pp $145	-0.5pp $84	base $22	+0.5pp $-42	+1.0pp $-106

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27008 Anthony Ave Brooksville, FL	3.0	2.0	1043	$1,795	$1.72	26d	1	0.21mi
6367 Enterprise Dr Unit 1234457P Brooksville, FL	3.0	2.0	1119	$3,367	$3.01	1d	1	0.30mi
27108 Simona Ave Brooksville, FL	3.0	1.0	1092	$1,700	$1.56	26d	1	0.40mi
27103 Frampton Ave Brooksville, FL	2.0	2.0	1176	$1,700	$1.45	26d	1	0.46mi

Listing history 25 events

1. 2026-06-13
   statusdays on market $245,000 Pending 104 DOM
2. 2026-06-09
   days on market $245,000 Active 103 DOM
3. 2026-06-08
   days on market $245,000 Active 102 DOM
4. 2026-06-07
   days on market $245,000 Active 101 DOM
5. 2026-06-04
   days on market $245,000 Active 98 DOM
6. 2026-06-03
   days on market $245,000 Active 97 DOM
7. 2026-06-02
   days on market $245,000 Active 96 DOM
8. 2026-06-01
   days on market $245,000 Active 95 DOM
9. 2026-05-31
   days on market $245,000 Active 94 DOM
10. 2026-03-23
    status Active
11. 2026-03-23
    price $245,000
12. 2025-05-23
    status Pending
13. 2025-04-28
    listed $250,000 Active
14. 2023-09-07
    status Pending
15. 2023-09-06
    historical
16. 2023-08-22
    price $245,000
17. 2023-08-18
    listed $249,900 Active
18. 2019-05-10
    soldstatus $162,900 733-char remark

    Show marketing remark (733 chars)

    Under Construction. Under Construction - The Jupiter plan by LGI Homes is a stunningly designed home located in the picturesque community of Hill ‘N Dale. This new, one-story home features an open floor plan, 2 bedrooms and 2 full baths complete with over $10,000 in upgrades including all new energy-efficient kitchen appliances, beautiful wooden cabinetry, brushed nickel hardware and an attached garage. The Jupiter encompasses a master suite complete with a walk-in closet, as well as a utility room and front yard landscaping. Hill ‘N Dale is family-friendly community that offers residents a community park featuring a playground, a basketball court, a multipurpose sports field, a gazebo and a covered picnic area.

19. 2019-02-21
    listed $162,900 733-char remark

    Show marketing remark (733 chars)

    Under Construction. Under Construction - The Jupiter plan by LGI Homes is a stunningly designed home located in the picturesque community of Hill ‘N Dale. This new, one-story home features an open floor plan, 2 bedrooms and 2 full baths complete with over $10,000 in upgrades including all new energy-efficient kitchen appliances, beautiful wooden cabinetry, brushed nickel hardware and an attached garage. The Jupiter encompasses a master suite complete with a walk-in closet, as well as a utility room and front yard landscaping. Hill ‘N Dale is family-friendly community that offers residents a community park featuring a playground, a basketball court, a multipurpose sports field, a gazebo and a covered picnic area.

20. 2008-04-09
    historical
21. 2007-07-16
    listed $39,050
22. 2006-01-13
    soldstatus $1,107,000
23. 2005-04-27
    soldstatus $330,000
24. 2000-08-24
    soldstatus $374,000
25. 1996-07-15
    soldstatus $438,200

ⓘ 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: $3,613 · $301/mo
• Projected year-2 tax: $3,613 · $301/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 6/10 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: $25,974
• − Mortgage interest: −$13,724
• − Property taxes: −$3,613
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − Depreciation: −$7,127
• Taxable loss: −$3,871
• Est. tax savings @ 24.0%: +$929
• After-tax cash flow: $1,193/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

-44.1% since first listed

16 events — show timeline

• 2026-03-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-28 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-09-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-08-22 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-18 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2019-05-10 Sold (MLS) $162,900 Stellar MLS as Distributed by MLS Grid
• 2019-02-21 Listed $162,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-07-16 Listed $39,050 Stellar MLS as Distributed by MLS Grid
• 2006-01-13 Sold (Public Records) $1,107,000 Public Records
• 2005-04-27 Sold (Public Records) $330,000 Public Records
• 2000-08-24 Sold (Public Records) $374,000 Public Records
• 1996-07-15 Sold (Public Records) $438,200 Public Records

Property tax history

+32.8%/yr

Latest (2025): $3,613 · +5.5% YoY. Source: county tax records.