16288 Wilson Blvd · Masaryktown, FL 34604

$199,000

2 bd · 1.0 ba · 999 sqft · SingleFamily public records · 43 Days on market

Built 1958 8,712 sqft lot Est $214k · 7% under

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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 +15.3/30.0
• ARV discount +10.6/15.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOOKING FOR A NICE AFFORDABLE STARTER OR RETIREMENT HOME WITH LOTS OF CHARACTER? COME TAKE A LOOK AT THIS! ESTATE SALE SO SELLING AS-IS WITH ALL CONTENTS STAYING FOR SELLERS CONVENIENCE. SPACIOUS CORNER LOT WITH PARTIALLY FENCED YARD AND STORAGE SHED. GARAGE/WORKSHOP COULD EASILY BE FINISHED FOR MORE LIVING SPACE. ROOF 2023, A/C 2018. WOOD STOVE. PASSED 4 POINT INSPECTION ON HAND. GREAT COMMUTER LOCATION. WALK TO DOLLAR GENERAL. THIS ONE WILL NOT LAST LONG!

Key facts

• Commuter location
• Wood stove
• Storage shed

Tags

• CORNER LOT
• PARTIALLY FENCED YARD
• STORAGE SHED
• WOOD STOVE
• COMMUTER LOCATION

Property features AI

Exterior

• Parking: 1-car garage; Additional parking: Other
• Utilities: Well water; Septic tank; Electricity connected; Cable available
• Home design: Single-family residence; Residential property
• Construction: Block construction
• Exterior features: Corner lot; Subdivision: Masaryktown

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Refrigerator included; Central heating and central air

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $73 ($871/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 $158k (20.6% below list).
• Recommended offer: $158k (20.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#686 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute 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: Moton Elementary School (math 46% / reading 39%, grade F, #1,383 of 2,144 statewide, top 65%, 679 students, 79% FRL); D. S. Parrott Middle School (math 40% / reading 40%, grade F, #368 of 571 statewide, top 65%, 835 students, 67% FRL); Hernando High School (math 42% / reading 42%, grade F, #275 of 667 statewide, top 42%, 1,299 students, 58% FRL).
• Market conditions: Rents rising (+1.6%/yr); 196 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• It's been on market 43 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $199k implies a 1071% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $158,074 (20.6% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $213,786
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
186 Grand Ave	0.41mi	3/2.0 (+1)	1,008 (+1%)	4mo	$235,000	$233	67
148 Husek St	0.49mi	2/1.5	1,000 (+0%)	14mo	$205,000	$205	63
397 Jenkins Ave	0.17mi	2/1.0	856 (-14%)	7mo	$44,900	$52	62
16176 Wilson Blvd	0.22mi	2/2.0	960 (-4%)	22mo	$225,000	$234	61
267 Broad St	0.21mi	2/2.0	1,100 (+10%)	10mo	$270,000	$245	61
156 Grand Ave	0.47mi	2/1.0	936 (-6%)	14mo	$224,900	$240	56
16044 Stur St	0.55mi	2/2.0	1,074 (+8%)	12mo	$230,000	$214	48
1025 Garfield Ave	0.40mi	3/2.0 (+1)	1,135 (+14%)	3mo	$170,000	$150	47
226 Benes Rd	0.51mi	2/1.0	859 (-14%)	15mo	$450,000	$524	40
1141 Monroe Ave	0.53mi	3/2.0 (+1)	1,120 (+12%)	13mo	$230,000	$205	35
1147 Monroe Ave	0.54mi	3/2.0 (+1)	1,120 (+12%)	13mo	$230,000	$205	34

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-29,904
• Equity at exit: $29,672

10-year hold

• IRR: -8.9%
• Equity multiple: 0.48×
• Total profit: $-29,190
• Equity at exit: $17,206

Cash invested: $55,720 (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 34604

• Home prices YoY: -23.4%
• Rents YoY: 1.6%
• Active inventory: 196
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,581 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $73

Break-even live

Break-even rent $1,489

Max offer price $199,000

Occupancy floor 90%

Sensitivity live

Price	-10% $185	-5% $129	+0% $73	+5% $16	+10% $-40
Rent	-10% $-52	-5% $10	+0% $73	+5% $135	+10% $197
Rate	-1.0pp $173	-0.5pp $123	base $73	+0.5pp $21	+1.0pp $-31

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15592 Enclave WAY Masaryktown, FL	1.0–3.0	1.0–2.0	1041	$1,710	$1.64	0d	22	1.04mi

Listing history 19 events

1. 2026-06-22
   status $199,000 Pending 43 DOM
2. 2026-06-21
   days on market $199,000 Active 43 DOM
3. 2026-06-18
   days on market $199,000 Active 40 DOM
4. 2026-06-17
   days on market $199,000 Active 39 DOM
5. 2026-06-16
   days on market $199,000 Active 38 DOM
6. 2026-06-15
   days on market $199,000 Active 37 DOM
7. 2026-06-13
   days on market $199,000 Active 35 DOM
8. 2026-06-13
   days on market $199,000 Active 34 DOM
9. 2026-06-09
   days on market $199,000 Active 31 DOM
10. 2026-06-08
    days on market $199,000 Active 30 DOM
11. 2026-06-07
    pricedays on market $199,000 Active 29 DOM
12. 2026-06-04
    days on market $209,000 Active 26 DOM
13. 2026-06-03
    days on market $209,000 Active 25 DOM
14. 2026-06-02
    days on market $209,000 Active 24 DOM
15. 2026-06-01
    days on market $209,000 Active 23 DOM
16. 2026-05-31
    days on market $209,000 Active 22 DOM
17. 2026-05-22
    price $209,000
18. 2026-05-09
    listed $219,000 Active
19. 1980-01-01
    soldstatus $17,000

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$1,055/yr (+$88/mo · 176.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,969
• − Mortgage interest: −$11,147
• − Property taxes: −$597
• − Insurance: −$995
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$5,789
• Taxable loss: −$2,594
• Est. tax savings @ 24.0%: +$623
• After-tax cash flow: $1,493/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 — Masaryktown

• Score: 64/100
• State rank: #686
• US rank: #14315

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Masaryktown, FL
• County: Hernando County · 169,677 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 13,642
• Household income: $84,833
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 142.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 10% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -84.38%
• Current HPI: 276.4751
• Rent YoY: ▲ 1.61%
• 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

+1129.4% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $209,000 HCAR
• 2026-05-09 Listed $219,000 HCAR
• 1980-01-01 Sold (Public Records) $17,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $597 · +0.9% YoY. Source: county tax records.