7053 Spanish Moss Ln · Hill 'n Dale, FL 34601

$145,000

3 bd · 2.0 ba · 1,521 sqft · Condo public records · 206 Days on market

Built 1990 $275/mo HOA · 14% of rent ↓ 2% since listing

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BRAND NEW ROOF !! This FANTASTIC 2 Bedroom, 2 Bath Palm Harbor Manufactured Home Has Wood Flooring in the Living Room, Dining Room, Kitchen, and Dinette Area. The Kitchen Has Tons of Cabinets & Counter Space Complete W/ 2 Pantry's, Breakfast Bar, and Office Area. The Primary Bedroom is HUGE W/ En Suite Bathroom, Garden Tub, Separate Shower and Built in Cabinets. Upgrades Include New Roof W/ New Skylights, 2024 Appliances and New Laminate Flooring in Bedrooms, 2024 Gutters and Vapor Barrier. 1 Car Garage W/ Workshop, Front Enclosed 4 Season Porch and a HUGE Rear 4 Season Sunroom W/ Hot Tub Overlooking The Spacious Back Yard. LOW HOA INCLUDES WATER, SEWER, GARBAGE, CABLE, INTERNET, AND

Key facts

• Wood flooring
• 4 person hot tub
• Tons of cabinets

Tags

• WOOD FLOORING
• TONS OF CABINETS
• BREAKFAST BAR
• ENCLOSED 4 SEASON PORCH
• REAR 4 SEASON SUNROOM
• 4 PERSON HOT TUB

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Double wide body type; Zoning: AE; Lot about 0.18 acres (level, landscaped); Living area and building area reported from public records
• Financial info: Total annual fees: $3,300; Total monthly fees: $275; Lease restrictions apply
• HOA & community: Has HOA (association name: sherry); HOA amenities include cable TV, clubhouse, maintenance, pool, shuffleboard court; HOA fees cover cable TV, internet, grounds maintenance, pool, recreational facilities, sewer, trash, water; Monthly additional maintenance amount: $275; Association approval required; Senior community; Street lights; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage (1 car, 30x10); Carport (2 spaces)
• Utilities: Private water; Private sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured double-wide home; Single-story; Faces east
• Construction: Metal frame with vinyl siding; Metal roof; Built on slab foundation
• Exterior features: Enclosed patio/porch; Front porch; Rear porch; Screened porch; Workshop; Storage; Mature landscaping with trees; Near golf course; Paved access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Window treatments; Storage
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (10.5% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.4% in Hill 'n Dale — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 flat; 492 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 39% of the median local income ($60k/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 $4k 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 206 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.16×
• Total profit: $-33,915
• Equity at exit: $21,620

10-year hold

• IRR: -49.7%
• Equity multiple: -0.37×
• Total profit: $-55,699
• Equity at exit: $12,537

Cash invested: $40,600 (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 34601

• Home prices YoY: -29.7%
• Rents YoY: 0.2%
• Active inventory: 492
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$60
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$275
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-86

Break-even live

Break-even rent $2,059

Max offer price $129,831

Occupancy floor 99%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7086 Hilton Dr Brooksville, FL	3.0	2.0	1493	$2,100	$1.41	24d	1	0.42mi
7040 Hilton Dr Brooksville, FL	3.0	2.0	1387	$2,100	$1.51	21d	1	0.43mi
7034 Hilton Dr Brooksville, FL	3.0	2.0	1387	$2,100	$1.51	21d	1	0.43mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Likely covers: watersewertrashinternetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $145,000 Active 206 DOM
2. 2026-06-17
   days on market $145,000 Active 205 DOM
3. 2026-06-16
   days on market $145,000 Active 204 DOM
4. 2026-06-15
   days on market $145,000 Active 203 DOM
5. 2026-06-13
   days on market $145,000 Active 201 DOM
6. 2026-06-13
   days on market $145,000 Active 200 DOM
7. 2026-06-09
   days on market $145,000 Active 197 DOM
8. 2026-06-08
   days on market $145,000 Active 196 DOM
9. 2026-06-07
   days on market $145,000 Active 195 DOM
10. 2026-06-04
    days on market $145,000 Active 192 DOM
11. 2026-06-03
    days on market $145,000 Active 191 DOM
12. 2026-06-02
    days on market $145,000 Active 190 DOM
13. 2026-06-01
    days on market $145,000 Active 189 DOM
14. 2026-05-31
    days on market $145,000 Active 188 DOM
15. 2026-05-16
    status Active
16. 2026-05-06
    historical
17. 2026-02-26
    status Active
18. 2026-02-20
    status Pending
19. 2026-01-10
    price $145,000
20. 2025-11-07
    listed $147,900 Active

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,248 · $104/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 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,399
• − Mortgage interest: −$8,122
• − Property taxes: −$1,248
• − Insurance: −$5,844
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − HOA: −$3,300
• − Depreciation: −$4,218
• Taxable loss: −$3,076
• Est. tax savings @ 24.0%: +$738
• After-tax cash flow: $-292/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 — Hill 'n Dale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Hernando County · 169,677 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,115
• Household income: $60,440
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 664.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 11% Black 8% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2% Dominican 1%
• Common ancestry: Slovak 4% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -132.68%
• Current HPI: 313.4695
• Rent YoY: ▲ 0.19%
• 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

-2.0% since first listed

6 events — show timeline

• 2026-05-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-10 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Listed $147,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2025): $1,248 · +45.6% YoY. Source: county tax records.