9007 Spring Hill Dr · Spring Hill, FL 34608

$180,000

2 bd · 2.0 ba · 1,295 sqft · SingleFamily public records · 163 Days on market

Built 1981 10,000 sqft lot Est $260k · 31% under

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Why this score? — see what drove the C 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come take a look at this 2 bedroom 2 bath house that is close to shopping, dining, medical facilities, and local parks--this home offers both comfort and convenience. Whether you're a first-time buyer, downsizing, or looking for a solid investment, this home is ready to welcome its next owner. Owner also has another property up for sale that is also a fixer upper that could be sold along with this property as a a package deal or separate. The MLS #2258984 and the address is 9249 Northcliffe Blvd. Spring Hill, FL 34606

Key facts

• Close to dining
• Close to shopping
• Close to local parks

Tags

• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO MEDICAL FACILITIES
• CLOSE TO LOCAL PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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 $177k (1.5% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Deltona Elementary School (math 45% / reading 50%, grade D, #1,182 of 2,144 statewide, top 55%, 843 students, 72% FRL); Central High School (math 34% / reading 44%, grade F, #312 of 667 statewide, top 48%, 1,426 students, 53% FRL).
• Market conditions: Rents soft (-0.7%/yr); 389 active listings in the ZIP; 16 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).
• This rent runs 33% 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 $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 163 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $180k implies a 243% 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $260,295
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8448 Valmora St	0.13mi	2/2.0	1,275 (-2%)	2mo	$275,000	$216	89
9344 Horizon Dr	0.25mi	2/2.0	1,241 (-4%)	2mo	$238,000	$192	80
9043 Gaynor St	0.30mi	2/2.0	1,348 (+4%)	2mo	$293,450	$218	78
1439 Bern Ln	0.33mi	2/2.0	1,348 (+4%)	4mo	$220,000	$163	74
1364 Inca Ave	0.07mi	2/2.0	1,118 (-14%)	2mo	$230,000	$206	73
1196 Macfarlane Ave	0.38mi	2/2.0	1,231 (-5%)	2mo	$265,000	$215	72
9059 Gaynor St	0.30mi	2/2.0	1,412 (+9%)	3mo	$281,000	$199	68
9015 Gibralter St	0.27mi	3/2.0 (+1)	1,438 (+11%)	2mo	$265,000	$184	62
8360 Dorsey St	0.50mi	2/2.0	1,454 (+12%)	0mo	$285,000	$196	56
8380 Begonia St	0.70mi	3/2.5 (+1)	1,338 (+3%)	1mo	$335,000	$250	54
9654 Eldridge Rd	0.60mi	2/2.0	1,468 (+13%)	5mo	$295,000	$201	45
2255 Ancho Ave	0.71mi	2/2.0	1,125 (-13%)	5mo	$150,000	$133	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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-23,928
• Equity at exit: $26,839

10-year hold

• IRR: -10.3%
• Equity multiple: 0.46×
• Total profit: $-27,414
• Equity at exit: $15,563

Cash invested: $50,400 (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 34608

• Home prices YoY: -24.7%
• Rents YoY: -0.7%
• Active inventory: 389
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$944
• Tax from tax record: −$218 /mo · $2,616/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $163

Break-even live

Break-even rent $1,566

Max offer price $180,000

Occupancy floor 86%

Sensitivity live

Price	-10% $265	-5% $214	+0% $163	+5% $113	+10% $62
Rent	-10% $23	-5% $93	+0% $163	+5% $233	+10% $304
Rate	-1.0pp $254	-0.5pp $209	base $163	+0.5pp $117	+1.0pp $69

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2039 Lavilla Ave Spring Hill, FL	2.0	2.0	1567	$1,795	$1.15	25d	1	0.32mi
8452 Dorsey St Spring Hill, FL	3.0	2.0	1331	$2,150	$1.62	25d	1	0.33mi
2105 Arbuckle Rd Spring Hill, FL	2.0	2.0	1275	$1,550	$1.22	25d	1	0.41mi
8344 Dorsey St Spring Hill, FL	3.0	2.0	1575	$2,000	$1.27	25d	1	0.49mi
8425 Omega Ln Spring Hill, FL	3.0	1.0	1596	$1,750	$1.10	25d	1	0.52mi
2052 Deltona Blvd Spring Hill, FL	2.0	2.0	1345	$1,775	$1.32	23d	1	0.70mi
8274 Omaha Cir Spring Hill, FL	1.0–3.0	1.0–2.0	914	$1,264	$1.38	25d	3	0.80mi
8053 Canterbury St Spring Hill, FL	2.0	2.0	923	$1,700	$1.84	25d	1	0.87mi
8108 Omaha Cir Spring Hill, FL	2.0	1.0	950	$1,359	$1.43	6d	1	0.88mi
1305 Markham Ave Spring Hill, FL	3.0	1.0	900	$1,650	$1.83	25d	1	0.94mi
7477 Canterbury St Spring Hill, FL	2.0	2.0	1874	$1,545	$0.82	6d	1	1.01mi
10131 Hayward Rd Spring Hill, FL	2.0	1.0	1235	$1,580	$1.28	25d	1	1.09mi
10054 Hayward Rd Spring Hill, FL	3.0	2.0	1252	$1,835	$1.47	6d	1	1.13mi
7419 Mead Dr Spring Hill, FL	2.0	2.0	1002	$1,400	$1.40	0d	1	1.19mi
1215 Gatewood Ave Spring Hill, FL	3.0	1.5	1000	$1,800	$1.80	25d	1	1.44mi
7261 Pond Cir Unit B Spring Hill, FL	2.0	1.5	1000	$1,350	$1.35	25d	1	1.47mi

Listing history 17 events

1. 2026-06-02
   statusdays on market $180,000 Pending 163 DOM
2. 2026-06-01
   days on market $180,000 Active 162 DOM
3. 2026-05-31
   days on market $180,000 Active 161 DOM
4. 2026-04-23
   status Pending 523-char remark

   Show marketing remark (523 chars)

   Come take a look at this 2 bedroom 2 bath house that is close to shopping, dining, medical facilities, and local parks--this home offers both comfort and convenience. Whether you're a first-time buyer, downsizing, or looking for a solid investment, this home is ready to welcome its next owner. Owner also has another property up for sale that is also a fixer upper that could be sold along with this property as a a package deal or separate. The MLS #2258984 and the address is 9249 Northcliffe Blvd. Spring Hill, FL 34606

5. 2026-04-23
   status Pending

   Show marketing remark (523 chars)

   Come take a look at this 2 bedroom 2 bath house that is close to shopping, dining, medical facilities, and local parks--this home offers both comfort and convenience. Whether you're a first-time buyer, downsizing, or looking for a solid investment, this home is ready to welcome its next owner. Owner also has another property up for sale that is also a fixer upper that could be sold along with this property as a a package deal or separate. The MLS #2258984 and the address is 9249 Northcliffe Blvd. Spring Hill, FL 34606

6. 2026-01-16
   price $190,000 523-char remark

   Show marketing remark (523 chars)

   Come take a look at this 2 bedroom 2 bath house that is close to shopping, dining, medical facilities, and local parks--this home offers both comfort and convenience. Whether you're a first-time buyer, downsizing, or looking for a solid investment, this home is ready to welcome its next owner. Owner also has another property up for sale that is also a fixer upper that could be sold along with this property as a a package deal or separate. The MLS #2258984 and the address is 9249 Northcliffe Blvd. Spring Hill, FL 34606

7. 2026-01-16
   price $190,000

   Show marketing remark (523 chars)

   Come take a look at this 2 bedroom 2 bath house that is close to shopping, dining, medical facilities, and local parks--this home offers both comfort and convenience. Whether you're a first-time buyer, downsizing, or looking for a solid investment, this home is ready to welcome its next owner. Owner also has another property up for sale that is also a fixer upper that could be sold along with this property as a a package deal or separate. The MLS #2258984 and the address is 9249 Northcliffe Blvd. Spring Hill, FL 34606

8. 2025-11-14
   listed $205,000 Active 523-char remark

   Show marketing remark (523 chars)

   Come take a look at this 2 bedroom 2 bath house that is close to shopping, dining, medical facilities, and local parks--this home offers both comfort and convenience. Whether you're a first-time buyer, downsizing, or looking for a solid investment, this home is ready to welcome its next owner. Owner also has another property up for sale that is also a fixer upper that could be sold along with this property as a a package deal or separate. The MLS #2258984 and the address is 9249 Northcliffe Blvd. Spring Hill, FL 34606

9. 2025-11-14
   listed $205,000 Active

   Show marketing remark (523 chars)

   Come take a look at this 2 bedroom 2 bath house that is close to shopping, dining, medical facilities, and local parks--this home offers both comfort and convenience. Whether you're a first-time buyer, downsizing, or looking for a solid investment, this home is ready to welcome its next owner. Owner also has another property up for sale that is also a fixer upper that could be sold along with this property as a a package deal or separate. The MLS #2258984 and the address is 9249 Northcliffe Blvd. Spring Hill, FL 34606

10. 2010-05-03
    soldstatus $52,500 450-char remark

    Show marketing remark (450 chars)

    NOT A SHORT SALE!! ABSOLUTELY BEAUTIFUL INSIDE AND NEW PAINT OUTSIDE! LIGHT & BRIGHT, TWO BEDROOM, TWO BATH WITH NEW PAINT INSIDE, CARPET, TILED EAT-IN KITCHEN AND BATHS, WARM, NEUTRAL COLORS, LANAI, BACKYARD W/ TREES BEHIND FOR PRIVACY! BRAND NEW GARAGE DOOR HURRICANE RATED! CLOSE TO SHOPPING, RESTAURANTS, LIBRARY; NO-BUILD DIRECTLY ACROSS STREET! DON'T MISS THIS AMAZING VALUE - WON'T LAST LONG! NEEDS REFRIGERATOR. SELLER LICENSE DISCLOSURE.

11. 2010-02-01
    listed $57,900 450-char remark

    Show marketing remark (450 chars)

    NOT A SHORT SALE!! ABSOLUTELY BEAUTIFUL INSIDE AND NEW PAINT OUTSIDE! LIGHT & BRIGHT, TWO BEDROOM, TWO BATH WITH NEW PAINT INSIDE, CARPET, TILED EAT-IN KITCHEN AND BATHS, WARM, NEUTRAL COLORS, LANAI, BACKYARD W/ TREES BEHIND FOR PRIVACY! BRAND NEW GARAGE DOOR HURRICANE RATED! CLOSE TO SHOPPING, RESTAURANTS, LIBRARY; NO-BUILD DIRECTLY ACROSS STREET! DON'T MISS THIS AMAZING VALUE - WON'T LAST LONG! NEEDS REFRIGERATOR. SELLER LICENSE DISCLOSURE.

12. 2005-04-20
    soldstatus $110,000
13. 2005-04-20
    soldstatus $110,000
14. 2005-04-15
    soldstatus $110,000
15. 2005-02-28
    listed $109,000
16. 1988-08-01
    soldstatus $50,500
17. 1986-09-01
    soldstatus $50,500

ⓘ 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: $2,616 · $218/mo
• Projected year-2 tax: $2,616 · $218/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $21,272
• − Mortgage interest: −$10,083
• − Property taxes: −$2,616
• − Insurance: −$900
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$5,236
• Taxable loss: −$967
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $2,194/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): 36,658
• Household income: $64,345
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 647.0

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 (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%

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

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

+276.2% since first listed

14 events — show timeline

• 2026-04-23 Pending — HCAR
• 2026-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $190,000 HCAR
• 2026-01-16 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Listed $205,000 HCAR
• 2010-05-03 Sold (MLS) $52,500 HCAR
• 2010-02-01 Listed $57,900 HCAR
• 2005-04-20 Sold (Public Records) $110,000 Public Records
• 2005-04-20 Sold (Public Records) $110,000 Public Records
• 2005-04-15 Sold (MLS) $110,000 HCAR
• 2005-02-28 Listed $109,000 HCAR
• 1988-08-01 Sold (Public Records) $50,500 Public Records
• 1986-09-01 Sold (Public Records) $50,500 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,616 · +0.6% YoY. Source: county tax records.