1025 Cobblestone Dr · Spring Hill, FL 34606

$169,900

2 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 7 Days on market

Built 1971 7,500 sqft lot Est $242k · 30% 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.2/10.0
• 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

Under contract-accepting backup offers. Investor Special in Spring Hill – 2 Bedroom + Bonus Room Opportunity awaits with this 2-bedroom, 1-bath home with a bonus room in Spring Hill, Florida. The bonus room only needs a closet to potentially function as a third bedroom, making this property full of possibilities for investors or buyers looking to create their ideal home. Roof redone in 2015 and an A/C replaced in 2018. Whether you're looking for a blank slate to make your own or simply want to complete minor paint and flooring updates to create a rental property, this home offers excellent potential. Outside, enjoy an above-ground pool and yard space ready to be transformed into y

Key facts

• Above ground pool
• Bonus room
• Major updates

Tags

• BONUS ROOM
• ABOVE GROUND POOL
• MAJOR UPDATES
• OUTDOOR RETREAT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Property is homesteaded; Property type: Residential — Single Family Residence; Zoning: Residential
• HOA & community: No association fees

Exterior

• Utilities: Public water; Public sewer; Electricity available; Water connected
• Home design: Single-family residence; One story; Northeast facing; Entry level: 1
• Construction: Block construction; Shingle roof; Slab foundation; Built on 0.17-acre lot (approx. 75 x 100)
• Exterior features: Above-ground private pool; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Concrete; Laminate; Terrazzo
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $172 ($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 $156k (8.3% below list).
• Recommended offer: $156k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Zoned schools: Suncoast Elementary School (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 899 students, 64% FRL); Fox Chapel Middle School (math 39% / reading 44%, grade F, #348 of 571 statewide, top 62%, 862 students, 69% FRL); Frank W. Springstead High School (math 45% / reading 55%, grade D+, #175 of 667 statewide, top 27%, 1,896 students, 49% FRL).
• Market conditions: Rents soft (-0.9%/yr); 392 active listings in the ZIP; 25 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 ($57k/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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $54k; list at $170k implies a 218% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,742 (8.3% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $242,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7253 Tarrytown Dr	0.19mi	2/2.0	1,241 (-0%)	1mo	$242,000	$195	86
7319 Holiday Dr	0.25mi	3/2.0 (+1)	1,230 (-1%)	1mo	$235,000	$191	76
7318 Tranquil Dr	0.59mi	2/2.0	1,284 (+3%)	2mo	$239,900	$187	61
6634 Pinehurst Dr	0.58mi	3/1.0 (+1)	1,173 (-6%)	2mo	$200,000	$171	57
307 Plumtree Ave	0.46mi	3/2.0 (+1)	1,368 (+10%)	2mo	$270,000	$197	51
6981 Pinehurst Dr	0.44mi	3/2.0 (+1)	1,426 (+15%)	1mo	$280,000	$196	45
7157 Landmark Dr	0.52mi	3/2.0 (+1)	1,388 (+12%)	2mo	$255,000	$184	45
7631 Pinehurst Dr	0.49mi	3/2.0 (+1)	1,400 (+13%)	3mo	$293,000	$209	45
368 Portland Ave	0.59mi	3/2.0 (+1)	1,108 (-11%)	2mo	$260,000	$235	44
1338 Pilgrim Rd	0.57mi	3/2.5 (+1)	1,412 (+14%)	1mo	$305,000	$216	39
6496 Jamaica Rd	0.75mi	2/2.0	1,402 (+13%)	1mo	$250,000	$178	39
6568 Treehaven Dr	0.72mi	3/2.0 (+1)	1,384 (+11%)	2mo	$215,000	$155	37

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: -12.7%
• Equity multiple: 0.55×
• Total profit: $-21,207
• Equity at exit: $25,333

10-year hold

• IRR: -8.6%
• Equity multiple: 0.53×
• Total profit: $-22,216
• Equity at exit: $14,690

Cash invested: $47,572 (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 34606

• Home prices YoY: -24.7%
• Rents YoY: -0.9%
• Active inventory: 392
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$891
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $172

Break-even live

Break-even rent $1,340

Max offer price $169,900

Occupancy floor 84%

Sensitivity live

Price	-10% $268	-5% $220	+0% $172	+5% $124	+10% $76
Rent	-10% $49	-5% $110	+0% $172	+5% $233	+10% $295
Rate	-1.0pp $257	-0.5pp $215	base $172	+0.5pp $128	+1.0pp $83

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 Hollyhock Ln Spring Hill, FL	3.0	1.0	1100	$1,495	$1.36	4d	1	0.19mi
595 Swallow Ln Spring Hill, FL	2.0	1.0	756	$1,495	$1.98	26d	1	0.26mi
1246 Newhope Rd Spring Hill, FL	2.0	1.0	766	$1,575	$2.06	26d	1	0.34mi
1241 Pilgrim Rd Spring Hill, FL	2.0	1.0	1030	$1,600	$1.55	6d	1	0.43mi
7176 Lockwood St Spring Hill, FL	3.0	2.0	1272	$1,795	$1.41	26d	1	0.44mi
6441 Holiday Dr Spring Hill, FL	2.0	1.0	730	$1,395	$1.91	26d	1	0.47mi
1264 Sylvia Ave Spring Hill, FL	3.0	2.0	1000	$1,595	$1.59	26d	1	0.53mi
1277 Sylvia Ave Spring Hill, FL	2.0	1.0	1040	$1,250	$1.20	26d	1	0.54mi
1277 Sylvia Ave Spring Hill, FL	2.0	1.0	1040	$1,225	$1.18	12d	1	0.54mi
1273 Sylvia Ave Spring Hill, FL	2.0	1.0	1040	$1,225	$1.18	1d	1	0.54mi
1273 Sylvia Ave Spring Hill, FL	2.0	1.0	1040	$1,225	$1.18	19d	1	0.54mi
1271 Sylvia Ave Unit 1273 Spring Hill, FL	2.0	1.0	1040	$1,225	$1.18	26d	1	0.54mi
255 Killinger Ave Spring Hill, FL	2.0	2.0	1266	$1,900	$1.50	26d	1	0.57mi
6334 Talbot Cir Spring Hill, FL	2.0	1.0	766	$1,340	$1.75	26d	1	0.60mi
6334 Talbot Cir Spring Hill, FL	2.0	1.0	766	$1,295	$1.69	6d	1	0.60mi
7261 Pond Cir Unit B Spring Hill, FL	2.0	1.5	1000	$1,350	$1.35	26d	1	0.73mi
7419 Mead Dr Spring Hill, FL	2.0	2.0	1002	$1,400	$1.40	1d	1	0.82mi
1305 Markham Ave Spring Hill, FL	3.0	1.0	900	$1,650	$1.83	26d	1	1.01mi
8108 Omaha Cir Spring Hill, FL	2.0	1.0	950	$1,359	$1.43	6d	1	1.06mi
8053 Canterbury St Spring Hill, FL	2.0	2.0	923	$1,700	$1.84	26d	1	1.11mi
8274 Omaha Cir Spring Hill, FL	1.0–3.0	1.0–2.0	914	$1,264	$1.38	26d	3	1.15mi
8325 Omaha Cir Spring Hill, FL	2.0	1.0	740	$1,295	$1.75	16d	1	1.21mi
8351 Omaha Cir Spring Hill, FL	2.0	1.0	740	$1,295	$1.75	26d	1	1.24mi
153 Rosedale Ave Spring Hill, FL	3.0	2.0	1407	$1,999	$1.42	6d	1	1.26mi
153 Rosedale Ave Spring Hill, FL	3.0	2.0	1407	$2,100	$1.49	26d	1	1.26mi

Listing history 9 events

1. 2026-05-22
   listed $170,000 Active
2. 2019-11-11
   historical
3. 2016-03-28
   soldstatus $53,500
4. 2015-09-11
   listed $60,000
5. 2012-03-02
   soldstatus $49,900
6. 2010-07-17
   historical
7. 2010-04-22
   listed $49,900
8. 2003-10-28
   soldstatus $59,000
9. 1996-04-01
   soldstatus $35,500

ⓘ 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: $1,163 · $97/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$248/yr (+$21/mo · 21.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,689
• − Mortgage interest: −$9,517
• − Property taxes: −$1,163
• − Insurance: −$850
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$4,943
• Taxable loss: −$773
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $2,246/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): 28,668
• Household income: $57,337
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 733.0

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 13% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 11% German/W. Germanic 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: ▼ -98.11%
• Current HPI: 298.5201
• Rent YoY: ▼ -0.89%
• 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

+378.9% since first listed

9 events — show timeline

• 2026-05-22 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-11 Listing Removed — HCAR
• 2016-03-28 Sold (Public Records) $53,500 Public Records
• 2015-09-11 Listed $60,000 HCAR
• 2012-03-02 Sold (Public Records) $49,900 Public Records
• 2010-07-17 Listing Removed — HCAR
• 2010-04-22 Listed $49,900 HCAR
• 2003-10-28 Sold (Public Records) $59,000 Public Records
• 1996-04-01 Sold (Public Records) $35,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,163 · +0.8% YoY. Source: county tax records.