Plan 1272 Plan · North Weeki Wachee, FL 34613

$238,990

3 bd · 2.0 ba · 1,272 sqft · SingleFamily · 281 Days on market

Good condition

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* Open kitchen overlooking great room * Sizable closet at all bedrooms * Dual-sink vanity at primary bath * Garage access from laundry room * Designer-selected lighting fixtures * Stainless steel appliance package * Open floor plan * Walk-in kitchen pantry * Dedicated laundry room * Smart thermostat * WaterSense® labeled faucets * ENERGY STAR® certified home * Tot lot * Dog park * Commuter-friendly location * Near the ocean * Outdoor recreation nearby * Master-planned community

Key facts

• Smart thermostat
• 2 garage spots
• Listed 281 days

Tags

• SIZABLE CLOSET AT ALL BEDROOMS
• WALK-IN KITCHEN PANTRY
• DEDICATED LAUNDRY ROOM
• SMART THERMOSTAT
• WATERSENSE LABELED FAUCETS
• ENERGY STAR CERTIFIED HOME

🏗️ New construction. The $238,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $271,737.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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; 2 comparable units currently listed for rent nearby; 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• At $2,501/mo this rent would consume 51% 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 $8k 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 281 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,311 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $271,737
• List price: $238,990
• Delta: -12.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10568 Tucker Rd	0.13mi	3/2.0	1,504 (+18%)	1mo	$262,990	$175	68
10554 Tucker Rd	0.16mi	3/2.0	1,504 (+18%)	3mo	$256,990	$171	65
10513 Tucker Rd	0.17mi	3/2.0	1,504 (+18%)	4mo	$258,990	$172	63
10493 Tucker Rd	0.16mi	3/2.0	1,504 (+18%)	7mo	$279,990	$186	62
10476 Tucker Rd	0.13mi	3/2.0	1,504 (+18%)	10mo	$267,990	$178	61
10437 Tucker Rd	0.14mi	3/2.0	1,504 (+18%)	10mo	$273,690	$182	60
10498 Tucker Rd	0.14mi	3/2.0	1,504 (+18%)	10mo	$276,990	$184	60
9411 Burnam Dr	0.93mi	2/2.0 (-1)	1,325 (+4%)	4mo	$215,000	$162	50
9407 Burnam Dr	0.93mi	2/2.0 (-1)	1,322 (+4%)	10mo	$235,000	$178	45
10373 Marvista Ct	0.53mi	3/2.0	1,520 (+20%)	7mo	$490,000	$322	44
11604 Grace Rd	1.08mi	3/2.0	1,512 (+19%)	2mo	$317,750	$210	38
10155 Duffy Cir	0.91mi	2/2.5 (-1)	1,510 (+19%)	5mo	$250,000	$166	29

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-37,768
• Equity at exit: $40,517

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-24,716
• Equity at exit: $23,495

Cash invested: $76,086 (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: 9 active · 4 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $270,000 ($181/sqft)
• Median days on market: 281 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +18.3% above 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: 8.0×

Monthly cashflow live

• Estimated rent: $2,501 medium
• Mortgage (P&I): −$1,425
• Tax est. 1.5%: −$340 /mo · $4,076/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $98

Break-even live

Break-even rent $2,377

Max offer price $271,737

Occupancy floor 91%

Sensitivity live

Price	-10% $286	-5% $192	+0% $98	+5% $4	+10% $-90
Rent	-10% $-100	-5% $-1	+0% $98	+5% $197	+10% $295
Rate	-1.0pp $235	-0.5pp $167	base $98	+0.5pp $27	+1.0pp $-44

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: $67,934
• Closing costs: $8,152
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9408 New Orleans Dr Weeki Wachee, FL	2.0	2.0	1650	$1,995	$1.21	119d	1	1.16mi
9300 New Orleans Dr Unit 9300 Spring Hill, FL	2.0	2.0	1350	$3,000	$2.22	67d	1	1.30mi

Property features AI

Finance

• Financial info: List price $233,990

Exterior

• Home design: New construction plan (Plan 1272)Single-family plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,272

Listing history 50 events

1. 2026-09-23
   days on market $238,990 Active 281 DOM
2. 2026-09-22
   days on market $238,990 Active 280 DOM
3. 2026-09-21
   days on market $238,990 Active 279 DOM
4. 2026-09-20
   days on market $238,990 Active 278 DOM
5. 2026-09-19
   days on market $238,990 Active 277 DOM
6. 2026-09-18
   days on market $238,990 Active 276 DOM
7. 2026-09-17
   days on market $238,990 Active 275 DOM
8. 2026-09-16
   days on market $238,990 Active 274 DOM
9. 2026-09-15
   days on market $238,990 Active 273 DOM
10. 2026-09-14
    days on market $238,990 Active 272 DOM
11. 2026-09-13
    days on market $238,990 Active 271 DOM
12. 2026-09-12
    days on market $238,990 Active 270 DOM
13. 2026-09-11
    pricedays on market $238,990 Active 269 DOM
14. 2026-09-05
    days on market $236,990 Active 263 DOM
15. 2026-09-04
    days on market $236,990 Active 262 DOM
16. 2026-09-03
    days on market $236,990 Active 261 DOM
17. 2026-08-31
    days on market $236,990 Active 258 DOM
18. 2026-08-30
    days on market $236,990 Active 257 DOM
19. 2026-08-29
    days on market $236,990 Active 256 DOM
20. 2026-08-28
    days on market $236,990 Active 255 DOM
21. 2026-08-25
    days on market $236,990 Active 252 DOM
22. 2026-08-24
    days on market $236,990 Active 251 DOM
23. 2026-08-23
    days on market $236,990 Active 250 DOM
24. 2026-08-22
    days on market $236,990 Active 249 DOM
25. 2026-08-20
    days on market $236,990 Active 247 DOM
26. 2026-08-19
    days on market $236,990 Active 246 DOM
27. 2026-08-18
    days on market $236,990 Active 245 DOM
28. 2026-08-17
    days on market $236,990 Active 244 DOM
29. 2026-08-16
    days on market $236,990 Active 243 DOM
30. 2026-08-15
    days on market $236,990 Active 242 DOM
31. 2026-08-15
    price $236,990 Active 241 DOM
32. 2026-08-14
    days on market $233,990 Active 241 DOM
33. 2026-08-13
    days on market $233,990 Active 240 DOM
34. 2026-08-12
    days on market $233,990 Active 239 DOM
35. 2026-08-11
    days on market $233,990 Active 238 DOM
36. 2026-08-10
    days on market $233,990 Active 237 DOM
37. 2026-08-09
    days on market $233,990 Active 236 DOM
38. 2026-08-08
    days on market $233,990 Active 235 DOM
39. 2026-08-06
    days on market $233,990 Active 233 DOM
40. 2026-08-05
    days on market $233,990 Active 232 DOM
41. 2026-08-04
    days on market $233,990 Active 231 DOM
42. 2026-08-03
    days on market $233,990 Active 230 DOM
43. 2026-07-31
    days on market $233,990 Active 227 DOM
44. 2026-07-30
    days on market $233,990 Active 226 DOM
45. 2026-07-30
    days on market $233,990 Active 225 DOM
46. 2026-07-28
    days on market $233,990 Active 224 DOM
47. 2026-07-26
    days on market $233,990 Active 222 DOM
48. 2026-07-24
    days on market $233,990 Active 220 DOM
49. 2026-07-23
    days on market $233,990 Active 219 DOM
50. 2026-07-22
    days on market $233,990 Active 218 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: $30,010
• − Mortgage interest: −$15,221
• − Property taxes: −$4,076
• − Insurance: −$1,359
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − Depreciation: −$7,905
• Taxable loss: −$3,353
• Est. tax savings @ 24.0%: +$805
• After-tax cash flow: $1,978/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $6,360–$19,080 screening

This home is in good condition with a good exterior and interior. It has potential for further value increases through cosmetic updates and improvements to the landscaping and kitchen appliances.

Value-add opportunities

• Both Paint the exterior — A fresh coat of paint can enhance curb appeal and increase both resale and rental value. ↑
• Both Replace landscaping — Fresh landscaping can improve curb appeal and attract potential buyers or renters. ↑
• Resale Upgrade kitchen appliances — Upgrading to modern stainless steel appliances can enhance the kitchen's appeal and increase its resale value. ↑
• Both Install smart home devices — Adding smart home devices can improve convenience and energy efficiency, attracting both buyers and renters. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting both buyers and renters. It also adds a modern touch to the home. ↑

ⓘ 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 $233,990

Exterior

• Home design: New construction plan (Plan 1272)Single-family plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,272