7355 Myhope Cir · Spring Hill, FL 34606

$165,000

2 bd · 2.0 ba · 864 sqft · Manufactured public records · 4 Days on market

Built 1992 0.50 ac lot Est $121k · 36% 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 +22.6/30.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• 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

HUD property sold as-is. Case no. 093-609004 Information from sources deemed to be reliable but not guaranteed. Buyer to verify all information. This home is priced below market and is a true must see.

Key facts

• Cleared yard space
• Half acre
• Double closets

Tags

• CUL-DE-SAC
• HALF ACRE
• CLEARED YARD SPACE
• WOODED SHADE
• DOUBLE CLOSETS
• PRIVATE UPDATED BATHROOM

Property features AI

Finance

• Other: Homestead exempt; No lease restrictions; Partially furnished; Lot is approximately 0.5 acre (paved road access)
• HOA & community: No association; Street lights in community

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank; Electricity connected; Fiber optic available
• Home design: Manufactured double-wide home; One story; Faces south; Entry level: One
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a double wide
• Exterior features: Dog run; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Thermostat
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $281 ($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 $161k (2.2% below list).
• Recommended offer: $161k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 34% 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $37k; list at $165k implies a 346% 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 $161,294 (2.2% 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: 0.98% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $120,960
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3286 Stone Hedge St	0.31mi	2/2.0	864 (0%)	9mo	$121,000	$140	78
3239 Morrison Way	0.42mi	2/2.0	924 (+7%)	2mo	$110,000	$119	67
7289 Toucan Trl	0.15mi	3/1.0 (+1)	792 (-8%)	4mo	$100,000	$126	67
3339 Susan Dr	0.20mi	2/2.0	920 (+6%)	17mo	$90,000	$98	66
3245 Painters St	0.32mi	2/2.0	960 (+11%)	10mo	$159,900	$167	58
3387 Fiskway St	0.47mi	2/2.0	960 (+11%)	8mo	$155,000	$161	53
3300 Horseshoe Ln	0.70mi	2/2.0	896 (+4%)	19mo	$130,000	$145	45

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-13,651
• Equity at exit: $24,602

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-7,401
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $281

Break-even live

Break-even rent $1,258

Max offer price $165,000

Occupancy floor 78%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7423 Mohawk Trl Spring Hill, FL	3.0	2.0	1114	$1,795	$1.61	18d	1	0.34mi
3204 Painters St Spring Hill, FL	2.0	2.0	749	$1,300	$1.74	11d	1	0.39mi
4300 Bridgewater Club Loop Spring Hill, FL	2.0–4.0	2.0–3.0	1214	$1,268	$1.04	1d	13	0.92mi

Listing history 6 events

1. 2026-05-21
   status Pending
2. 2026-05-16
   listed $165,000 Active
3. 2016-05-19
   soldstatus $37,000 201-char remark

   Show marketing remark (201 chars)

   HUD property sold as-is. Case no. 093-609004 Information from sources deemed to be reliable but not guaranteed. Buyer to verify all information. This home is priced below market and is a true must see.

4. 2016-03-28
   listed $37,000 201-char remark

   Show marketing remark (201 chars)

   HUD property sold as-is. Case no. 093-609004 Information from sources deemed to be reliable but not guaranteed. Buyer to verify all information. This home is priced below market and is a true must see.

5. 2002-04-26
   soldstatus $40,000
6. 1998-02-11
   soldstatus $29,200

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$656/yr (+$55/mo · 91.9%)

ⓘ 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 4/10 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: $19,355
• − Mortgage interest: −$9,243
• − Property taxes: −$714
• − Insurance: −$825
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,800
• Taxable income: $677
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $3,206/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

+465.1% since first listed

6 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-19 Sold (MLS) $37,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-28 Listed $37,000 Stellar MLS as Distributed by MLS Grid
• 2002-04-26 Sold (Public Records) $40,000 Public Records
• 1998-02-11 Sold (Public Records) $29,200 Public Records

Property tax history

+0.1%/yr

Latest (2025): $714 · -11.7% YoY. Source: county tax records.