9410 Nakoma Way Unit H · North Weeki Wachee, FL 34613

$139,410

2 bd · 2.0 ba · 996 sqft · Condo · 206 Days on market

Built 1988 $377/mo HOA · 24% of rent ↓ 10% since listing

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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 +10.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Best Value!! Seller Motivated. Cute and cozy end-unit, first floor condo with no neighbors above in wonderful Weeki Wachee! Enjoy life in the Greens at the Heather, a diverse Golf Centered community on Florida's Nature Coast. This home features 2 bedrooms and 2 full baths, inside laundry room with washer and dryer, Living room with vaulted ceilings full of Natural Light from the skylights, updated kitchen with full appliance package, blinds & shades on all the windows, updated baths. Tile flooring, with plank porcelain tile in the bedrooms. Sliding doors lead to the 4-season porch out back, with peaceful golf course views. Low monthly fees include all exterior maintenance, and acces

Key facts

• Updated baths
• No neighbors above
• First floor condo

Tags

• FIRST FLOOR CONDO
• NO NEIGHBORS ABOVE
• INSIDE LAUNDRY ROOM
• UPDATED KITCHEN
• FULL APPLIANCE PACKAGE
• UPDATED BATHS

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees approx. $377 (total annual fees approx. $4,524)
• HOA & community: Monthly association fees required (Monthly HOA approx. $353 + $24 secondary fee); Association requires approval; Association name: Qualified Property Management, Taylor; secondary: Heather Property Owners Assoc; Association fees cover common area taxes, pool, structure and grounds maintenance; Community amenities include clubhouse, park and pool; Pets not allowed

Exterior

• Utilities: Public sewer; Cable connected; No water source listed
• Home design: Condominium (residential); One story; Faces east; Floor 1
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of Building 11
• Exterior features: Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Solid surface counters; Stone counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceiling; High ceilings; Ceiling fans; Solid surface and stone counters; Walk-in closet(s); Window shades
• Laundry & utility: In-unit laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $-77 ($-927/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (8.0% below list).
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 3.9% 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-, schools F, 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: 691 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• This rent runs 33% of the median local income ($59k/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 $964 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 ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,680 (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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.15% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-27,255
• Equity at exit: $20,786

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-29,029
• Equity at exit: $12,054

Cash invested: $39,035 (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 34613

• Home prices YoY: -17.2%
• Active inventory: 691
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$731
• Tax est. 1.5%: −$174 /mo · $2,091/yr
• Insurance: −$58
• HOA: −$377
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-77

Break-even live

Break-even rent $1,697

Max offer price $128,231

Occupancy floor 100%

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: $34,852
• Closing costs: $4,182
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7425 Galloway Rd Weeki Wachee, FL	2.0	2.0	936	$1,600	$1.71	12d	1	0.92mi

HOA detail condo

• Monthly dues: $377 · $4,524/yr
• Likely covers: exterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $139,410 Active 206 DOM
2. 2026-06-17
   days on market $139,410 Active 205 DOM
3. 2026-06-16
   days on market $139,410 Active 204 DOM
4. 2026-06-15
   days on market $139,410 Active 203 DOM
5. 2026-06-13
   days on market $139,410 Active 201 DOM
6. 2026-06-13
   days on market $139,410 Active 200 DOM
7. 2026-06-09
   days on market $139,410 Active 197 DOM
8. 2026-06-08
   days on market $139,410 Active 196 DOM
9. 2026-06-07
   days on market $139,410 Active 195 DOM
10. 2026-06-04
    days on market $139,410 Active 192 DOM
11. 2026-06-03
    days on market $139,410 Active 191 DOM
12. 2026-06-02
    days on market $139,410 Active 190 DOM
13. 2026-06-01
    days on market $139,410 Active 189 DOM
14. 2026-05-31
    days on market $139,410 Active 188 DOM
15. 2026-04-13
    status Active
16. 2026-04-06
    status Pending
17. 2026-02-16
    price $139,410
18. 2025-11-17
    listed $154,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $19,188
• − Mortgage interest: −$7,809
• − Property taxes: −$2,091
• − Insurance: −$697
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − HOA: −$4,524
• − Depreciation: −$4,056
• Taxable loss: −$3,059
• Est. tax savings @ 24.0%: +$734
• After-tax cash flow: $-193/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 — 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 · 169,677 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: 307.0

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 (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%

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

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

-10.0% since first listed

4 events — show timeline

• 2026-04-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $139,410 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Listed $154,900 Stellar MLS as Distributed by MLS Grid