7085 Toucan Trl · Spring Hill, FL 34606

$169,900

2 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 134 Days on market

Built 1990 0.34 ac lot Est $170k · at est.

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

One of the Best-Priced Remodeled Home in Spring Hill Under 170K - No HOA--making this one of the best values in Spring Hill for a fully remodeled, move-in ready home. Updated in 2024 with a brand-new HVAC system, fresh interior finishes, and new decks perfect for relaxing or entertaining, this 2-bedroom home offers comfortable, low-maintenance living at an unbeatable price point. The open, light-filled layout feels inviting from the moment you walk in, while the no HOA and no deed restrictions give you the freedom to bring pets, add a fence, or store your boat or RV with ease. Ideal for snowbirds, first-time buyers, or investors looking for a turnkey rental, this home is conveniently located near shopping, dining, medical facilities, and just a short drive to the Gulf. Priced to reflect financing options (VA, select Conventional lenders, or Cash preferred), this is a rare opportunity to secure a fully updated home well below typical market pricing--schedule your showing today.

Key facts

• Newly added decks
• Located near dining
• Brand-new hvac

Tags

• NEWLY ADDED DECKS
• BRAND-NEW HVAC
• NO DEED RESTRICTIONS
• LOCATED NEAR DINING
• LOCATED NEAR GULF COAST

Property features AI

Finance

• Other: Property classified as residential; Property subtype: manufactured home; Zoning: R1A; Lot size about 0.34 acres (1/4 to less than 1/2 acre); One well on the property
• HOA & community: No HOA

Exterior

• Utilities: Well water supply; Septic tank; Electricity connected; Cable available
• Home design: Manufactured double-wide home; One story; Faces southwest
• Construction: Metal siding; Shingle roof; Pillar/post/pier foundation; Built area approximately 1,056 square feet
• Exterior features: Exterior lighting; Trees and landscaped grounds; Paved road access; Level site; Located in county

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; High ceilings; Open floor plan; Living room/dining room combo; Walk-in closets
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 soft (-0.9%/yr); 386 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• This rent runs 41% 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

• It's been on market 134 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $170k implies a 372% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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: 1.15% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $170,016
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7212 Toucan Trl	0.22mi	2/2.0	1,104 (+4%)	5mo	$120,000	$109	74
3307 Keye Dr	0.19mi	2/2.0	1,144 (+8%)	4mo	$240,000	$210	70
3387 Fiskway St	0.16mi	2/2.0	960 (-9%)	8mo	$155,000	$161	67
3239 Morrison Way	0.34mi	2/2.0	924 (-12%)	2mo	$110,000	$119	58
3245 Painters St	0.74mi	2/2.0	960 (-9%)	10mo	$159,900	$167	38
3339 Susan Dr	0.55mi	2/2.0	920 (-13%)	17mo	$90,000	$98	35

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: -3.4%
• Equity multiple: 0.88×
• Total profit: $-5,885
• Equity at exit: $25,333

10-year hold

• IRR: 2.7%
• Equity multiple: 1.17×
• Total profit: $7,963
• 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: 386
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$891
• Tax from tax record: −$153 /mo · $1,835/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $430

Break-even live

Break-even rent $1,411

Max offer price $169,900

Occupancy floor 73%

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7272 Apache Trl Spring Hill, FL	3.0	2.0	1408	$2,650	$1.88	24d	1	0.40mi
7369 Sealawn Dr Spring Hill, FL	2.0	2.0	1154	$2,500	$2.17	4d	1	0.61mi
7410 Cherokee Trl Spring Hill, FL	3.0	2.0	1196	$1,725	$1.44	13d	1	0.66mi
7423 Mohawk Trl Spring Hill, FL	3.0	2.0	1114	$1,795	$1.61	18d	1	0.72mi
3204 Painters St Spring Hill, FL	2.0	2.0	749	$1,300	$1.74	11d	1	0.80mi
4300 Bridgewater Club Loop Spring Hill, FL	2.0–4.0	2.0–3.0	1214	$1,268	$1.04	2d	13	1.06mi
3191 Deltona Blvd Spring Hill, FL	3.0	2.0	1366	$1,815	$1.33	24d	1	1.35mi

Listing history 35 events

1. 2026-06-18
   days on market $169,900 Active 134 DOM
2. 2026-06-17
   days on market $169,900 Active 133 DOM
3. 2026-06-16
   days on market $169,900 Active 132 DOM
4. 2026-06-15
   days on market $169,900 Active 131 DOM
5. 2026-06-13
   days on market $169,900 Active 129 DOM
6. 2026-06-13
   days on market $169,900 Active 128 DOM
7. 2026-06-09
   days on market $169,900 Active 125 DOM
8. 2026-06-08
   days on market $169,900 Active 124 DOM
9. 2026-06-07
   days on market $169,900 Active 123 DOM
10. 2026-06-04
    days on market $169,900 Active 120 DOM
11. 2026-06-03
    days on market $169,900 Active 119 DOM
12. 2026-06-02
    days on market $169,900 Active 118 DOM
13. 2026-06-01
    days on market $169,900 Active 117 DOM
14. 2026-05-31
    days on market $169,900 Active 116 DOM
15. 2026-04-30
    price $169,900

    Show marketing remark (991 chars)

    One of the Best-Priced Remodeled Home in Spring Hill Under 170K - No HOA--making this one of the best values in Spring Hill for a fully remodeled, move-in ready home. Updated in 2024 with a brand-new HVAC system, fresh interior finishes, and new decks perfect for relaxing or entertaining, this 2-bedroom home offers comfortable, low-maintenance living at an unbeatable price point. The open, light-filled layout feels inviting from the moment you walk in, while the no HOA and no deed restrictions give you the freedom to bring pets, add a fence, or store your boat or RV with ease. Ideal for snowbirds, first-time buyers, or investors looking for a turnkey rental, this home is conveniently located near shopping, dining, medical facilities, and just a short drive to the Gulf. Priced to reflect financing options (VA, select Conventional lenders, or Cash preferred), this is a rare opportunity to secure a fully updated home well below typical market pricing--schedule your showing today.

16. 2026-04-30
    price $169,900 991-char remark

    Show marketing remark (991 chars)

    One of the Best-Priced Remodeled Home in Spring Hill Under 170K - No HOA--making this one of the best values in Spring Hill for a fully remodeled, move-in ready home. Updated in 2024 with a brand-new HVAC system, fresh interior finishes, and new decks perfect for relaxing or entertaining, this 2-bedroom home offers comfortable, low-maintenance living at an unbeatable price point. The open, light-filled layout feels inviting from the moment you walk in, while the no HOA and no deed restrictions give you the freedom to bring pets, add a fence, or store your boat or RV with ease. Ideal for snowbirds, first-time buyers, or investors looking for a turnkey rental, this home is conveniently located near shopping, dining, medical facilities, and just a short drive to the Gulf. Priced to reflect financing options (VA, select Conventional lenders, or Cash preferred), this is a rare opportunity to secure a fully updated home well below typical market pricing--schedule your showing today.

17. 2026-03-27
    price $174,900 991-char remark

    Show marketing remark (991 chars)

    One of the Best-Priced Remodeled Home in Spring Hill Under 170K - No HOA--making this one of the best values in Spring Hill for a fully remodeled, move-in ready home. Updated in 2024 with a brand-new HVAC system, fresh interior finishes, and new decks perfect for relaxing or entertaining, this 2-bedroom home offers comfortable, low-maintenance living at an unbeatable price point. The open, light-filled layout feels inviting from the moment you walk in, while the no HOA and no deed restrictions give you the freedom to bring pets, add a fence, or store your boat or RV with ease. Ideal for snowbirds, first-time buyers, or investors looking for a turnkey rental, this home is conveniently located near shopping, dining, medical facilities, and just a short drive to the Gulf. Priced to reflect financing options (VA, select Conventional lenders, or Cash preferred), this is a rare opportunity to secure a fully updated home well below typical market pricing--schedule your showing today.

18. 2026-03-27
    price $174,900

    Show marketing remark (991 chars)

    One of the Best-Priced Remodeled Home in Spring Hill Under 170K - No HOA--making this one of the best values in Spring Hill for a fully remodeled, move-in ready home. Updated in 2024 with a brand-new HVAC system, fresh interior finishes, and new decks perfect for relaxing or entertaining, this 2-bedroom home offers comfortable, low-maintenance living at an unbeatable price point. The open, light-filled layout feels inviting from the moment you walk in, while the no HOA and no deed restrictions give you the freedom to bring pets, add a fence, or store your boat or RV with ease. Ideal for snowbirds, first-time buyers, or investors looking for a turnkey rental, this home is conveniently located near shopping, dining, medical facilities, and just a short drive to the Gulf. Priced to reflect financing options (VA, select Conventional lenders, or Cash preferred), this is a rare opportunity to secure a fully updated home well below typical market pricing--schedule your showing today.

19. 2026-02-04
    listed $179,900 Active

    Show marketing remark (991 chars)

    One of the Best-Priced Remodeled Home in Spring Hill Under 170K - No HOA--making this one of the best values in Spring Hill for a fully remodeled, move-in ready home. Updated in 2024 with a brand-new HVAC system, fresh interior finishes, and new decks perfect for relaxing or entertaining, this 2-bedroom home offers comfortable, low-maintenance living at an unbeatable price point. The open, light-filled layout feels inviting from the moment you walk in, while the no HOA and no deed restrictions give you the freedom to bring pets, add a fence, or store your boat or RV with ease. Ideal for snowbirds, first-time buyers, or investors looking for a turnkey rental, this home is conveniently located near shopping, dining, medical facilities, and just a short drive to the Gulf. Priced to reflect financing options (VA, select Conventional lenders, or Cash preferred), this is a rare opportunity to secure a fully updated home well below typical market pricing--schedule your showing today.

20. 2026-02-04
    listed $179,900 Active 991-char remark

    Show marketing remark (991 chars)

    One of the Best-Priced Remodeled Home in Spring Hill Under 170K - No HOA--making this one of the best values in Spring Hill for a fully remodeled, move-in ready home. Updated in 2024 with a brand-new HVAC system, fresh interior finishes, and new decks perfect for relaxing or entertaining, this 2-bedroom home offers comfortable, low-maintenance living at an unbeatable price point. The open, light-filled layout feels inviting from the moment you walk in, while the no HOA and no deed restrictions give you the freedom to bring pets, add a fence, or store your boat or RV with ease. Ideal for snowbirds, first-time buyers, or investors looking for a turnkey rental, this home is conveniently located near shopping, dining, medical facilities, and just a short drive to the Gulf. Priced to reflect financing options (VA, select Conventional lenders, or Cash preferred), this is a rare opportunity to secure a fully updated home well below typical market pricing--schedule your showing today.

21. 2025-04-22
    historical
22. 2024-09-25
    status Active
23. 2024-09-25
    status Active
24. 2024-09-21
    status Pending
25. 2024-09-21
    historical Active Under Contract - Accepting Back Up Offers
26. 2024-09-21
    historical
27. 2024-09-04
    price $179,000
28. 2024-09-04
    price $179,000
29. 2024-07-18
    listed $184,000 Active
30. 2024-07-17
    listed $184,000 Active
31. 2009-06-22
    soldstatus $36,000
32. 1999-01-26
    soldstatus $20,000
33. 1999-01-06
    soldstatus $25,000
34. 1998-10-01
    soldstatus $28,000
35. 1996-09-26
    soldstatus $32,000

ⓘ 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: $1,835 · $153/mo
• Projected year-2 tax: $1,835 · $153/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 26 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: $23,462
• − Mortgage interest: −$9,517
• − Property taxes: −$1,835
• − Insurance: −$850
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$4,943
• Taxable income: $2,565
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $4,544/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

+430.9% since first listed

21 events — show timeline

• 2026-04-30 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $169,900 HCAR
• 2026-03-27 Price Changed $174,900 HCAR
• 2026-03-27 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Listed $179,900 HCAR
• 2026-02-04 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-25 Relisted — HCAR
• 2024-09-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-21 Contingent — HCAR
• 2024-09-21 Listing Removed — HCAR
• 2024-09-04 Price Changed $179,000 HCAR
• 2024-09-04 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-18 Listed $184,000 HCAR
• 2024-07-17 Listed $184,000 Stellar MLS as Distributed by MLS Grid
• 2009-06-22 Sold (Public Records) $36,000 Public Records
• 1999-01-26 Sold (Public Records) $20,000 Public Records
• 1999-01-06 Sold (Public Records) $25,000 Public Records
• 1998-10-01 Sold (Public Records) $28,000 Public Records
• 1996-09-26 Sold (Public Records) $32,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,835 · +5.9% YoY. Source: county tax records.