13208 Siam Dr · Spring Hill, FL 34609

$209,900

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 7 Days on market

Built 1980 0.36 ac lot Est $215k · at est.

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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 +14.4/30.0
• ARV discount +8.5/15.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• 1% rule +3.6/10.0
• 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

Move-in ready 2 bedroom, 1 bathroom home with a 1-car garage, situated on an OVERSIZED lot just under half an acre with NO HOA. This property offers both space and freedom, along with major upgrades already completed for peace of mind, including a NEW ROOF (2026) and NEW ELECTRIC PANEL (2026), A/C (2021), WATER HEATER (2022), and SEPTIC & DRAINFIELD (2023). Inside, the home has been fully updated with new stainless steel appliances, new cabinets, granite countertops, new flooring throughout, and fresh interior and exterior paint. The fenced yard provides plenty of room for pets, entertaining, or future additions. This is a great opportunity to own a turnkey home with modern updates and a large usable lot.

Key facts

• Septic & drainfield
• A/c
• Water heater

Tags

• OVERSIZED LOT
• NEW ROOF
• NEW ELECTRIC PANEL
• A/C
• WATER HEATER
• SEPTIC & DRAINFIELD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $41 ($490/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 $180k (14.3% below list).
• Recommended offer: $180k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Market conditions: Rents falling (-4.8%/yr); 738 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 14y 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 $130k; list at $210k implies a 62% 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; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,798 (14.3% below list)

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. 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?
3. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $214,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13208 Siam Dr	0.00mi	2/1.0	884 (0%)	0mo	$215,000	$243	100
6012 Landover Blvd	0.19mi	2/1.0	924 (+4%)	5mo	$224,900	$243	80
13180 Lawrence St	0.19mi	2/1.0	924 (+4%)	10mo	$240,000	$260	75
12417 Shafton Rd	0.57mi	2/1.0	864 (-2%)	15mo	$193,000	$223	57
6280 Layton Ave	0.65mi	2/1.0	910 (+3%)	14mo	$193,500	$213	53
12484 Curry Dr	0.46mi	3/1.0 (+1)	990 (+12%)	3mo	$195,000	$197	51
13042 Oneida St	0.31mi	2/2.0	988 (+12%)	16mo	$215,000	$218	49
12349 Corrine Ave	0.75mi	2/1.5	943 (+7%)	4mo	$227,500	$241	48
13178 Thrush St	0.70mi	2/2.0	910 (+3%)	16mo	$230,000	$253	46
12463 Tansboro St	0.68mi	2/2.0	968 (+10%)	4mo	$235,000	$243	45
6519 Grapewood Rd	0.70mi	2/1.0	942 (+7%)	16mo	$205,000	$218	43
5342 Landover Blvd	0.48mi	3/2.0 (+1)	1,008 (+14%)	17mo	$255,000	$253	31

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-36,699
• Equity at exit: $31,297

10-year hold

• IRR: -17.5%
• Equity multiple: 0.17×
• Total profit: $-49,040
• Equity at exit: $18,148

Cash invested: $58,772 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$191 /mo · $2,297/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $41

Break-even live

Break-even rent $1,746

Max offer price $209,900

Occupancy floor 93%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12454 Seagate St Spring Hill, FL	3.0	2.0	1114	$1,735	$1.56	24d	1	0.44mi
13186 Thrush St Spring Hill, FL	3.0	2.0	1114	$1,950	$1.75	24d	1	0.70mi
4503 Higate Rd Spring Hill, FL	2.0	2.0	1025	$1,495	$1.46	24d	1	1.07mi
4518 Yorkshire Ave Spring Hill, FL	2.0	1.5	1119	$1,600	$1.43	24d	1	1.08mi
5294 Fairhaven Ave Spring Hill, FL	2.0	2.0	1105	$1,600	$1.45	24d	1	1.34mi
14373 Irving St Spring Hill, FL	2.0	1.0	828	$1,750	$2.11	24d	1	1.46mi

Listing history 25 events

1. 2026-05-04
   status Pending 720-char remark

   Show marketing remark (720 chars)

   Move-in ready 2 bedroom, 1 bathroom home with a 1-car garage, situated on an OVERSIZED lot just under half an acre with NO HOA. This property offers both space and freedom, along with major upgrades already completed for peace of mind, including a NEW ROOF (2026) and NEW ELECTRIC PANEL (2026), A/C (2021), WATER HEATER (2022), and SEPTIC & DRAINFIELD (2023). Inside, the home has been fully updated with new stainless steel appliances, new cabinets, granite countertops, new flooring throughout, and fresh interior and exterior paint. The fenced yard provides plenty of room for pets, entertaining, or future additions. This is a great opportunity to own a turnkey home with modern updates and a large usable lot.

2. 2026-05-04
   status Pending 720-char remark

   Show marketing remark (720 chars)

   Move-in ready 2 bedroom, 1 bathroom home with a 1-car garage, situated on an OVERSIZED lot just under half an acre with NO HOA. This property offers both space and freedom, along with major upgrades already completed for peace of mind, including a NEW ROOF (2026) and NEW ELECTRIC PANEL (2026), A/C (2021), WATER HEATER (2022), and SEPTIC & DRAINFIELD (2023). Inside, the home has been fully updated with new stainless steel appliances, new cabinets, granite countertops, new flooring throughout, and fresh interior and exterior paint. The fenced yard provides plenty of room for pets, entertaining, or future additions. This is a great opportunity to own a turnkey home with modern updates and a large usable lot.

3. 2026-05-02
   status Active 720-char remark

   Show marketing remark (720 chars)

   Move-in ready 2 bedroom, 1 bathroom home with a 1-car garage, situated on an OVERSIZED lot just under half an acre with NO HOA. This property offers both space and freedom, along with major upgrades already completed for peace of mind, including a NEW ROOF (2026) and NEW ELECTRIC PANEL (2026), A/C (2021), WATER HEATER (2022), and SEPTIC & DRAINFIELD (2023). Inside, the home has been fully updated with new stainless steel appliances, new cabinets, granite countertops, new flooring throughout, and fresh interior and exterior paint. The fenced yard provides plenty of room for pets, entertaining, or future additions. This is a great opportunity to own a turnkey home with modern updates and a large usable lot.

4. 2026-05-02
   status Active 720-char remark

   Show marketing remark (720 chars)

   Move-in ready 2 bedroom, 1 bathroom home with a 1-car garage, situated on an OVERSIZED lot just under half an acre with NO HOA. This property offers both space and freedom, along with major upgrades already completed for peace of mind, including a NEW ROOF (2026) and NEW ELECTRIC PANEL (2026), A/C (2021), WATER HEATER (2022), and SEPTIC & DRAINFIELD (2023). Inside, the home has been fully updated with new stainless steel appliances, new cabinets, granite countertops, new flooring throughout, and fresh interior and exterior paint. The fenced yard provides plenty of room for pets, entertaining, or future additions. This is a great opportunity to own a turnkey home with modern updates and a large usable lot.

5. 2026-04-28
   status Pending 720-char remark

   Show marketing remark (720 chars)

   Move-in ready 2 bedroom, 1 bathroom home with a 1-car garage, situated on an OVERSIZED lot just under half an acre with NO HOA. This property offers both space and freedom, along with major upgrades already completed for peace of mind, including a NEW ROOF (2026) and NEW ELECTRIC PANEL (2026), A/C (2021), WATER HEATER (2022), and SEPTIC & DRAINFIELD (2023). Inside, the home has been fully updated with new stainless steel appliances, new cabinets, granite countertops, new flooring throughout, and fresh interior and exterior paint. The fenced yard provides plenty of room for pets, entertaining, or future additions. This is a great opportunity to own a turnkey home with modern updates and a large usable lot.

6. 2026-04-28
   status Pending 720-char remark

   Show marketing remark (720 chars)

   Move-in ready 2 bedroom, 1 bathroom home with a 1-car garage, situated on an OVERSIZED lot just under half an acre with NO HOA. This property offers both space and freedom, along with major upgrades already completed for peace of mind, including a NEW ROOF (2026) and NEW ELECTRIC PANEL (2026), A/C (2021), WATER HEATER (2022), and SEPTIC & DRAINFIELD (2023). Inside, the home has been fully updated with new stainless steel appliances, new cabinets, granite countertops, new flooring throughout, and fresh interior and exterior paint. The fenced yard provides plenty of room for pets, entertaining, or future additions. This is a great opportunity to own a turnkey home with modern updates and a large usable lot.

7. 2026-04-23
   listed $209,900 Active 720-char remark

   Show marketing remark (720 chars)

   Move-in ready 2 bedroom, 1 bathroom home with a 1-car garage, situated on an OVERSIZED lot just under half an acre with NO HOA. This property offers both space and freedom, along with major upgrades already completed for peace of mind, including a NEW ROOF (2026) and NEW ELECTRIC PANEL (2026), A/C (2021), WATER HEATER (2022), and SEPTIC & DRAINFIELD (2023). Inside, the home has been fully updated with new stainless steel appliances, new cabinets, granite countertops, new flooring throughout, and fresh interior and exterior paint. The fenced yard provides plenty of room for pets, entertaining, or future additions. This is a great opportunity to own a turnkey home with modern updates and a large usable lot.

8. 2026-04-23
   listed $209,900 Active 720-char remark

   Show marketing remark (720 chars)

   Move-in ready 2 bedroom, 1 bathroom home with a 1-car garage, situated on an OVERSIZED lot just under half an acre with NO HOA. This property offers both space and freedom, along with major upgrades already completed for peace of mind, including a NEW ROOF (2026) and NEW ELECTRIC PANEL (2026), A/C (2021), WATER HEATER (2022), and SEPTIC & DRAINFIELD (2023). Inside, the home has been fully updated with new stainless steel appliances, new cabinets, granite countertops, new flooring throughout, and fresh interior and exterior paint. The fenced yard provides plenty of room for pets, entertaining, or future additions. This is a great opportunity to own a turnkey home with modern updates and a large usable lot.

9. 2026-03-10
   soldstatus $129,500
10. 2019-11-11
    historical
11. 2019-11-11
    historical
12. 2019-11-11
    historical
13. 2015-12-08
    soldstatus $52,000
14. 2015-12-04
    soldstatus $52,000
15. 2015-12-04
    soldstatus $52,000
16. 2015-11-16
    listed $54,900
17. 2015-11-16
    listed $54,900
18. 2015-11-16
    listed $54,900
19. 2015-11-16
    listed $54,900
20. 2015-10-14
    listed $54,900
21. 2012-08-13
    soldstatus $29,700
22. 2012-08-13
    soldstatus $29,700
23. 2012-07-20
    listed $35,500
24. 2012-07-20
    listed $35,500
25. 1995-10-04
    soldstatus $39,000

ⓘ 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: $2,297 · $191/mo
• Projected year-2 tax: $2,297 · $191/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $21,576
• − Mortgage interest: −$11,758
• − Property taxes: −$2,297
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$6,106
• Taxable loss: −$3,086
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $1,230/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

+438.2% since first listed

25 events — show timeline

• 2026-05-04 Pending — HCAR
• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Relisted — HCAR
• 2026-05-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Pending — HCAR
• 2026-04-23 Listed $209,900 HCAR
• 2026-04-23 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Sold (Public Records) $129,500 Public Records
• 2019-11-11 Listing Removed — HCAR
• 2019-11-11 Listing Removed — HCAR
• 2019-11-11 Listing Removed — HCAR
• 2015-12-08 Sold (Public Records) $52,000 Public Records
• 2015-12-04 Sold (MLS) $52,000 St. Augustine and St. Johns County Board of REALTORS®
• 2015-12-04 Sold (MLS) $52,000 HCAR
• 2015-11-16 Listed $54,900 St. Augustine and St. Johns County Board of REALTORS®
• 2015-11-16 Listed $54,900 HCAR
• 2015-11-16 Listed $54,900 HCAR
• 2015-11-16 Listed $54,900 HCAR
• 2015-10-14 Listed $54,900 HCAR
• 2012-08-13 Sold (MLS) $29,700 HCAR
• 2012-08-13 Sold (MLS) $29,700 St. Augustine and St. Johns County Board of REALTORS®
• 2012-07-20 Listed $35,500 HCAR
• 2012-07-20 Listed $35,500 St. Augustine and St. Johns County Board of REALTORS®
• 1995-10-04 Sold (Public Records) $39,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,297 · +4.6% YoY. Source: county tax records.