HARPER Plan · North Weeki Wachee, FL 34613

$274,990

4 bd · 2.0 ba · 1,665 sqft · SingleFamily · 197 Days on market

Good condition 2-car garage

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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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sandal Key presents the Harper, available in Weeki Wachee, Florida. Welcome inside this stunning single-story, four bedroom and two bathroom home offering 1,665 square feet of luxurious living space. This meticulously designed residence combines modern convenience with timeless elegance and showcases quartz countertops. As you step inside, you're greeted by a foyer leading you into the heart of the home. The open-concept layout seamlessly connects the living room, dining area, and kitchen, creating a perfect space for entertaining with family and friends. With ample room for seating, it's an ideal spot for relaxation and gatherings.

Key facts

• Multi-acre lagoon
• Gulf coast beaches
• 2 garage spots

Tags

• NEW CONSTRUCTION COMMUNITY
• WORLD-CLASS AMENITY CENTER
• MULTI-ACRE LAGOON
• GULF COAST BEACHES
• HISTORIC WEEKI WACHEE SPRINGS
• WITHLACOOCHEE STATE FOREST

🏗️ New construction. The $274,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $300,000.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $79 ($946/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 $272k (0.9% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.2% in North Weeki Wachee — 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 68/100 on livability (#534 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; 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: Winding Waters K-8 (math 50% / reading 48%, grade D, #1,134 of 2,144 statewide, top 54%, 1,622 students, 56% FRL); Weeki Wachee High School (math 41% / reading 42%, grade F, #284 of 667 statewide, top 43%, 1,435 students, 52% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 878 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 98d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• At $2,724/mo this rent would consume 56% of the median local household income ($59k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 197 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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. 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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $300,000
• List price: $274,990
• Delta: -8.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10525 Tucker Rd	0.15mi	4/2.0	1,665 (0%)	1mo	$279,990	$168	92
10546 Tucker Rd	0.13mi	4/2.0	1,665 (0%)	2mo	$277,990	$167	92
10779 Tucker Rd	0.11mi	3/2.0 (-1)	1,672 (+0%)	2mo	$289,990	$173	87
10780 Tucker Rd	0.11mi	3/2.0 (-1)	1,672 (+0%)	4mo	$287,990	$172	85
10787 Tucker Rd	0.10mi	4/2.0	1,828 (+10%)	1mo	$300,000	$164	78
10361 Turtle Run Rd	0.07mi	4/2.0	1,828 (+10%)	4mo	$289,990	$159	77
10788 Tucker Rd	0.10mi	4/2.0	1,828 (+10%)	3mo	$300,000	$164	76
10398 Turtle Run Rd	0.11mi	4/2.0	1,828 (+10%)	4mo	$315,000	$172	75
10756 Tucker Rd	0.14mi	4/2.0	1,828 (+10%)	3mo	$309,990	$170	75
10568 Tucker Rd	0.13mi	3/2.0 (-1)	1,504 (-10%)	1mo	$262,990	$175	72
10554 Tucker Rd	0.13mi	3/2.0 (-1)	1,504 (-10%)	3mo	$256,990	$171	70
10513 Tucker Rd	0.13mi	3/2.0 (-1)	1,504 (-10%)	4mo	$258,990	$172	69

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-43,552
• Equity at exit: $44,731

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-31,294
• Equity at exit: $25,939

Cash invested: $84,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 38 active · 21 under contract
• Months of supply: 9.9 mo (10%/mo absorbed)
• Median asking: $309,990 ($178/sqft)
• Median days on market: 210 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +1.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34613

• Home prices YoY: -17.2%
• Active inventory: 878
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,724 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $79

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 92%

Sensitivity live

Price	-10% $286	-5% $182	+0% $79	+5% $-25	+10% $-129
Rent	-10% $-136	-5% $-29	+0% $79	+5% $186	+10% $294
Rate	-1.0pp $230	-0.5pp $155	base $79	+0.5pp $1	+1.0pp $-78

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: $75,000
• Closing costs: $9,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9447 Ashley Dr Weeki Wachee, FL	3.0	3.0	2152	$3,100	$1.44	84d	1	0.90mi
9376 Southern Belle Dr Weeki Wachee, FL	3.0	2.0	2028	$2,300	$1.13	97d	1	1.32mi
9376 Southern Belle Dr Weeki Wachee, FL	3.0	2.0	2028	$2,300	$1.13	100d	1	1.32mi

Property features AI

Finance

• Financial info: List price $274,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (HARPER)
• Exterior features: Living area approximately 1665

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan named HARPERActive listing

Listing history 50 events

1. 2026-09-23
   days on market $274,990 Active 197 DOM
2. 2026-09-22
   days on market $274,990 Active 196 DOM
3. 2026-09-21
   days on market $274,990 Active 195 DOM
4. 2026-09-20
   days on market $274,990 Active 194 DOM
5. 2026-09-19
   days on market $274,990 Active 193 DOM
6. 2026-09-18
   days on market $274,990 Active 192 DOM
7. 2026-09-17
   days on market $274,990 Active 191 DOM
8. 2026-09-16
   days on market $274,990 Active 190 DOM
9. 2026-09-15
   days on market $274,990 Active 189 DOM
10. 2026-09-14
    days on market $274,990 Active 188 DOM
11. 2026-09-13
    days on market $274,990 Active 187 DOM
12. 2026-09-12
    days on market $274,990 Active 186 DOM
13. 2026-09-11
    days on market $274,990 Active 185 DOM
14. 2026-09-05
    days on market $274,990 Active 179 DOM
15. 2026-09-04
    days on market $274,990 Active 178 DOM
16. 2026-09-03
    days on market $274,990 Active 177 DOM
17. 2026-08-31
    days on market $274,990 Active 174 DOM
18. 2026-08-30
    days on market $274,990 Active 173 DOM
19. 2026-08-29
    days on market $274,990 Active 172 DOM
20. 2026-08-28
    days on market $274,990 Active 171 DOM
21. 2026-08-25
    days on market $274,990 Active 168 DOM
22. 2026-08-24
    days on market $274,990 Active 167 DOM
23. 2026-08-23
    days on market $274,990 Active 166 DOM
24. 2026-08-22
    days on market $274,990 Active 165 DOM
25. 2026-08-20
    days on market $274,990 Active 163 DOM
26. 2026-08-19
    days on market $274,990 Active 162 DOM
27. 2026-08-18
    days on market $274,990 Active 161 DOM
28. 2026-08-17
    days on market $274,990 Active 160 DOM
29. 2026-08-16
    days on market $274,990 Active 159 DOM
30. 2026-08-15
    days on market $274,990 Active 158 DOM
31. 2026-08-14
    days on market $274,990 Active 157 DOM
32. 2026-08-13
    days on market $274,990 Active 156 DOM
33. 2026-08-12
    days on market $274,990 Active 155 DOM
34. 2026-08-11
    days on market $274,990 Active 154 DOM
35. 2026-08-10
    days on market $274,990 Active 153 DOM
36. 2026-08-09
    days on market $274,990 Active 152 DOM
37. 2026-08-08
    days on market $274,990 Active 151 DOM
38. 2026-08-06
    days on market $274,990 Active 149 DOM
39. 2026-08-05
    days on market $274,990 Active 148 DOM
40. 2026-08-04
    days on market $274,990 Active 147 DOM
41. 2026-08-03
    days on market $274,990 Active 146 DOM
42. 2026-07-31
    days on market $274,990 Active 143 DOM
43. 2026-07-30
    days on market $274,990 Active 142 DOM
44. 2026-07-30
    days on market $274,990 Active 141 DOM
45. 2026-07-28
    days on market $274,990 Active 140 DOM
46. 2026-07-26
    days on market $274,990 Active 138 DOM
47. 2026-07-24
    days on market $274,990 Active 136 DOM
48. 2026-07-23
    days on market $274,990 Active 135 DOM
49. 2026-07-22
    days on market $274,990 Active 134 DOM
50. 2026-07-21
    days on market $274,990 Active 133 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,689
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,615
• − Management: −$2,615
• − Depreciation: −$8,727
• Taxable loss: −$4,073
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $1,923/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $8,325–$24,975 screening

This single-story home in Weeki Wachee, Florida, is in excellent condition with modern finishes and a well-maintained exterior. It offers a good investment opportunity with potential for minor updates to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and functionality of the bathrooms. ↑
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the curb appeal and add value to the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Winding Waters K-8 D FL #1,134/2,144 Nat'l #13,933/41,679 High Weeki Wachee High School F FL #284/667 Nat'l #7,907/17,239

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

C Composite livability gradescore 68/100

Livability — North Weeki Wachee

• Score: 68/100
• State rank: #534
• US rank: #10019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Weeki Wachee, FL
• County: Hernando County · 189,218 people
• City population: 18,280
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 19,337
• Household income: $58,596
• Rent vs Own: 9.2% rent · 90.8% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 3% French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

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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: ▼ -57.51%
• Current HPI: 276.2229
• Rent YoY: —
• Metro: Tampa-St. Petersburg-Clearwater, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: List price $274,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (HARPER)
• Exterior features: Living area approximately 1665

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan named HARPERActive listing