3316 Seaview Dr · Spring Hill, FL 34606

$175,000

2 bd · 2.0 ba · 1,254 sqft · SingleFamily public records · 4 Days on market

Built 1981 0.55 ac lot Est $228k · 23% under

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Why this score? — see what drove the B- 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.5/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Spring Hill Retreat on Over Half an Acre. Welcome to this inviting single-family home nestled in the heart of Spring Hill, Florida! Set on a generous 0.55-acre lot, this 2-bedroom, 2-bathroom residence offers 1,254 sq ft of comfortable living space with plenty of room to relax, entertain, and make it your own. Step inside and discover a home full of character and potential. The cozy fireplace creates a warm focal point in the living area—perfect for gathering with family or unwinding after a long day. The layout offers a seamless flow between the living, dining, and kitchen spaces, ready for your personal touch and updates. The kitchen provides ample cabinetry and workspace,

Key facts

• 0.55 acre lot
• 2 garage spots
• Built 1981

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.5% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% 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.

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 $175,000

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. 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.
3. 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.
4. 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: 1.15% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $228,228
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3316 Seaview Dr	0.00mi	2/2.0	1,254 (0%)	1mo	$175,000	$140	99
6665 Water Oak Ct	0.17mi	2/2.0	1,351 (+8%)	3mo	$259,000	$192	76
6606 Brambleleaf Dr	0.39mi	2/2.0	1,296 (+3%)	1mo	$197,000	$152	76
6625 Williamsburg Ct	0.23mi	2/2.0	1,360 (+8%)	1mo	$240,000	$176	75
6589 Brambleleaf Dr	0.38mi	2/2.0	1,177 (-6%)	0mo	$220,000	$187	72
6629 Brambleleaf Dr	0.34mi	2/2.0	1,145 (-9%)	2mo	$185,000	$162	68
6580 Brambleleaf Dr	0.41mi	2/2.0	1,361 (+8%)	1mo	$220,000	$162	66
3101 Lynx Ln	0.35mi	2/2.0	1,374 (+10%)	3mo	$249,500	$182	65
6732 Oak Cluster Cir	0.21mi	2/2.0	1,425 (+14%)	4mo	$262,000	$184	64
2465 Whispering Pines Ct	0.70mi	2/2.0	1,358 (+8%)	3mo	$231,100	$170	51
3008 Whispering Pines Ct	0.68mi	2/2.0	1,366 (+9%)	3mo	$256,000	$187	51
4086 Arrowhead Ave	0.73mi	3/2.0 (+1)	1,152 (-8%)	0mo	$220,000	$191	47

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,191
• Equity at exit: $26,093

10-year hold

• IRR: 3.9%
• Equity multiple: 1.25×
• Total profit: $12,220
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$918
• Tax from tax record: −$124 /mo · $1,490/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $472

Break-even live

Break-even rent $1,411

Max offer price $175,000

Occupancy floor 71%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7272 Apache Trl Spring Hill, FL	3.0	2.0	1408	$2,650	$1.88	24d	1	0.53mi
7369 Sealawn Dr Spring Hill, FL	2.0	2.0	1154	$2,500	$2.17	3d	1	0.62mi
7423 Apache Trl Spring Hill, FL	3.0	2.0	1711	$2,200	$1.29	24d	1	0.77mi
7410 Cherokee Trl Spring Hill, FL	3.0	2.0	1196	$1,725	$1.44	12d	1	0.78mi
7423 Mohawk Trl Spring Hill, FL	3.0	2.0	1114	$1,795	$1.61	17d	1	0.85mi
7483 Apache Trl Spring Hill, FL	3.0	2.0	1587	$1,795	$1.13	4d	1	0.89mi
4108 Monona Ave Spring Hill, FL	3.0	2.0	1508	$1,900	$1.26	24d	1	1.05mi
4300 Bridgewater Club Loop Spring Hill, FL	2.0–4.0	2.0–3.0	1214	$1,268	$1.04	1d	13	1.21mi
4398 Plumosa St Spring Hill, FL	3.0	2.0	1646	$1,985	$1.21	24d	1	1.26mi
3191 Deltona Blvd Spring Hill, FL	3.0	2.0	1366	$1,815	$1.33	24d	1	1.39mi

Listing history 2 events

1. 2026-04-12
   status Pending
2. 2026-04-08
   listed $175,000 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: $1,490 · $124/mo
• Projected year-2 tax: $1,490 · $124/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $24,109
• − Mortgage interest: −$9,803
• − Property taxes: −$1,490
• − Insurance: −$875
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$5,091
• Taxable income: $2,992
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $4,950/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

2 events — show timeline

• 2026-04-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Listed $175,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $1,490 · +1.3% YoY. Source: county tax records.