7194 Sealawn Dr · Timber Pines, FL 34606

$239,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 6 Days on market

Built 1996 0.36 ac lot Est $161k · 49% over

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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 +19.6/30.0
• DSCR +6.2/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Nice Well Maintained 3 Bedroom, 2 Bath, Pool Home on a large lot w/ fenced yard Utility Shed, features many upgrades including a 1993 Built-in `Diamond-Brite` Swimming Pool with Screened Pool Cage Large Lanai, Privacy Fence, 12 x 18 Screened Porch, Chain-link Fence (Perfect for Pets or Children), Deep Well, Rainbird Sprinkler System, and a Newly Remodeled Interior Including Double-Door Frig, Stove/Oven, Eat-In Kitchen, Counters, Patterned Carpets, Paint Wall-Border. This home feat

Key facts

• Private pool
• Vinyl privacy fence
• Updated kitchen

Tags

• PRIVATE POOL
• UPDATED KITCHEN
• LARGE PRIVATE BACKYARD
• SCREENED INGROUND POOL
• VINYL PRIVACY FENCE
• AMPLE SPACE FOR BOATS

Property features AI

Finance

• Other: Lot is approximately 0.36 acres (about 100 x 150)
• Financial info: No lease restrictions
• HOA & community: No association

Exterior

• Parking: Paved road access
• Utilities: Well water; Septic tank; Electricity connected (private)
• Home design: Manufactured double wide home; Single-story (one level); Faces west; Homestead exempt
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Covered patio; Screened patio; Patio; French doors; Private in-ground pool with gunite construction and screen enclosure

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom floor plan; Eight total rooms
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/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 $214k (10.8% below list).
• Recommended offer: $214k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.9% in Timber Pines — 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 (#515 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, employment C-, health & safety C-.
• 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 45% 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 $2k of loan paydown is wiped out by about $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $48k; list at $240k implies a 405% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,069 (10.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.89% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $161,280
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3307 Keye Dr	0.15mi	2/2.0 (-1)	1,144 (-1%)	4mo	$240,000	$210	84
3263 Morrison Way	0.10mi	3/2.0	1,216 (+6%)	12mo	$170,000	$140	76
7212 Toucan Trl	0.25mi	2/2.0 (-1)	1,104 (-4%)	5mo	$120,000	$109	72
3382 Fiskway St	0.45mi	3/2.0	1,248 (+8%)	10mo	$169,900	$136	57
3236 Painters St	0.58mi	3/2.0	1,250 (+8%)	10mo	$120,000	$96	51
3309 Susan Dr	0.33mi	3/2.0	1,296 (+12%)	17mo	$224,000	$173	49

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: -11.7%
• Equity multiple: 0.59×
• Total profit: $-27,645
• Equity at exit: $35,770

10-year hold

• IRR: -6.9%
• Equity multiple: 0.61×
• Total profit: $-26,105
• Equity at exit: $20,742

Cash invested: $67,172 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$56 /mo · $678/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $277

Break-even live

Break-even rent $1,791

Max offer price $239,900

Occupancy floor 82%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7369 Sealawn Dr Spring Hill, FL	2.0	2.0	1154	$2,500	$2.17	4d	1	0.37mi
7272 Apache Trl Spring Hill, FL	3.0	2.0	1408	$2,650	$1.88	24d	1	0.51mi
3204 Painters St Spring Hill, FL	2.0	2.0	749	$1,300	$1.74	11d	1	0.59mi
7410 Cherokee Trl Spring Hill, FL	3.0	2.0	1196	$1,725	$1.44	12d	1	0.70mi
7423 Mohawk Trl Spring Hill, FL	3.0	2.0	1114	$1,795	$1.61	18d	1	0.78mi
3191 Deltona Blvd Spring Hill, FL	3.0	2.0	1366	$1,815	$1.33	24d	1	1.14mi
4300 Bridgewater Club Loop Spring Hill, FL	2.0–4.0	2.0–3.0	1214	$1,396	$1.15	2d	13	1.28mi

Listing history 7 events

1. 2026-06-18
   price $239,900 Active 6 DOM
2. 2026-06-18
   days on market $249,900 Active 6 DOM
3. 2026-06-17
   days on market $249,900 Active 5 DOM
4. 2026-06-16
   days on market $249,900 Active 4 DOM
5. 2026-06-15
   days on market $249,900 Active 3 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $249,900 Active 1 DOM

ⓘ 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: $678 · $56/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$1,313/yr (+$109/mo · 193.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 25 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: $25,688
• − Mortgage interest: −$13,438
• − Property taxes: −$678
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$6,979
• Taxable loss: −$716
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $3,492/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 — Timber Pines

• Score: 68/100
• State rank: #515
• US rank: #9503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Timber Pines, FL
• County: Hernando County · 169,677 people
• City population: 28,668
• 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

+941.2% since first listed

9 events — show timeline

• 2026-06-12 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2023-02-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-01-25 Price Changed $209,990 Stellar MLS as Distributed by MLS Grid
• 2023-01-24 Listed $294,990 Stellar MLS as Distributed by MLS Grid
• 2001-08-09 Sold (Public Records) $47,500 Public Records
• 2001-07-31 Sold (MLS) $46,500 HCAR
• 2001-03-21 Listed $49,900 HCAR
• 1993-02-05 Sold (Public Records) $35,500 Public Records
• 1985-02-01 Sold (Public Records) $24,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $678 · +1.7% YoY. Source: county tax records.