9429 Cobbler Ct · North Weeki Wachee, FL 34613

$270,000

3 bd · 2.0 ba · 2,150 sqft · SingleFamily public records · 6 Days on market

Built 1990 0.37 ac lot Est $411k · 34% under $207/mo HOA · 9% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 3 Bedroom | 2 Bathroom | 2 Car Garage + extra room for work bench or golf cart, this home is situated on a desirable cul-de-sac corner lot in the highly sought-after Glen Lakes Golfing Community, home to one of Florida's top-rated championship golf courses. Enjoy peaceful country-style living with easy access to city amenities, the perfect balance of comfort, convenience, and lifestyle. This property offers the perfect opportunity to own in an established gated golf community without paying new construction prices. Featuring: great bones, an excellent layout, and an unbeatable location, this home is ready for your personal updates and finishing touches. A little paint and flooring can completely transform this home into your Florida dream retreat. Take your golf cart for a quick ride to dining, and exciting new businesses currently being built outside of the main entrance, in addition to the shops of Glen Lakes. 45 mis to Tampa. Close to beaches, 5 min. to water park. This house is priced BELOW market value for a quick sale! You do not find opportunities like this in Glen Lakes that will last long. Don't miss your chance to own in one of the area's most desirable communities. Schedule your private showing before this home is gone.

Key facts

• Quick ride to dining
• Water park
• Gated golf community

Tags

• CUL-DE-SAC CORNER LOT
• GLEN LAKES GOLFING COMMUNITY
• GATED GOLF COMMUNITY
• QUICK RIDE TO DINING
• CLOSE TO BEACHES
• WATER PARK

Property features AI

Finance

• Other: Homestead exemption status indicated
• Financial info: Lease restrictions apply
• HOA & community: HOA: Glen Lakes/ Erin Gilmore; Monthly HOA approx. $207.03 (quarterly fee shown $621.10); Association fees required; Association amenities include clubhouse, fitness center, pool, tennis and racquetball courts, basketball court, playground, dog park, golf, community mailbox, sidewalks, gated access, wheelchair access, optional additional fees, fence restrictions, cable TV; Pets not allowed

Exterior

• Parking: Circular driveway; Attached 2-car garage
• Security: Gated community; 24-hour guard (included in association fees)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected; Sprinkler meter
• Home design: Single family residence; Residential property; Fixer condition; One-story; Southeast facing
• Construction: Block, concrete and stucco construction; Shingle roof; Concrete perimeter foundation; Built as a single-story home
• Exterior features: Covered, enclosed and screened patio/porch; Rain gutters; Sliding doors; Sprinkler meter; Corner lot; Cul-de-sac; Cleared lot; Private setting; Paved surfaces; Asphalt road; Private maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric and Propane); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Living room / dining room combo; Split bedroom plan; Thermostat; Vaulted ceilings; Walk-in closets; Skylights; Wood-burning fireplace
• Laundry & utility: Laundry room; Washer; Dryer; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-32 ($-384/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (12.4% below list).
• Recommended offer: $237k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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-, 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: 691 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• At $2,365/mo this rent would consume 48% of the median local household income ($59k/yr) (locally 307% of renters already pay >50% of income on rent) — 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $136k; list at $270k implies a 99% 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; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,546 (12.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.88% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $410,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9429 Cobbler Ct	0.00mi	3/2.0	2,150 (0%)	0mo	$238,000	$111	100
9694 Southern Belle Dr	0.42mi	3/2.0	2,188 (+2%)	2mo	$362,000	$165	76
8480 Athens Ct	0.44mi	3/2.0	2,229 (+4%)	3mo	$435,000	$195	71
9253 Players Dr	0.32mi	4/3.0 (+1)	2,070 (-4%)	1mo	$424,999	$205	69
9400 Merriweather Dr	0.40mi	3/2.0	2,254 (+5%)	5mo	$340,000	$151	69
8426 Charleston Dr	0.56mi	3/2.0	2,196 (+2%)	3mo	$419,000	$191	68
9001 Cypress Glen Ct	0.52mi	3/2.0	2,302 (+7%)	1mo	$419,000	$182	63
9177 Players Dr	0.39mi	3/2.0	1,887 (-12%)	3mo	$467,999	$248	59
8472 Maybelle Dr	0.47mi	2/2.0 (-1)	1,915 (-11%)	0mo	$375,000	$196	54
9176 Players Dr	0.39mi	4/2.0 (+1)	1,919 (-11%)	6mo	$424,999	$221	54
9416 Ashley Dr	0.40mi	4/3.0 (+1)	2,355 (+10%)	4mo	$399,000	$169	53
9208 Butler Blvd	0.66mi	3/2.5	2,314 (+8%)	7mo	$355,000	$153	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-45,734
• Equity at exit: $40,258

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-42,218
• Equity at exit: $23,345

Cash invested: $75,600 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,365 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$165 /mo · $1,984/yr
• Insurance: −$112
• HOA: −$207
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-32

Break-even live

Break-even rent $2,406

Max offer price $264,344

Occupancy floor 96%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9376 Southern Belle Dr Weeki Wachee, FL	3.0	2.0	2028	$2,300	$1.13	1d	1	0.11mi
9376 Southern Belle Dr Weeki Wachee, FL	3.0	2.0	2028	$2,300	$1.13	5d	1	0.11mi
9408 New Orleans Dr Weeki Wachee, FL	2.0	2.0	1650	$1,995	$1.21	24d	1	0.48mi
9286 Butler Blvd Weeki Wachee, FL	3.0	2.0	2072	$2,750	$1.33	24d	1	0.57mi
8983 Wade St Unit 8388 Brooksville, FL	3.0	2.0	1550	$2,246	$1.45	2d	1	0.76mi
9104 Wade St Brooksville, FL	3.0	2.0	1550	$2,195	$1.42	2d	3	0.80mi
10507 Tucker Rd Weeki Wachee, FL	4.0	2.5	2650	$2,650	$1.00	24d	1	1.37mi

HOA detail

• Monthly dues: $207 · $2,484/yr
• Likely covers: watersecurity

Listing history 4 events

1. 2026-05-21
   status Pending 1275-char remark

   Show marketing remark (1275 chars)

   Welcome to this spacious 3 Bedroom | 2 Bathroom | 2 Car Garage + extra room for work bench or golf cart, this home is situated on a desirable cul-de-sac corner lot in the highly sought-after Glen Lakes Golfing Community, home to one of Florida's top-rated championship golf courses. Enjoy peaceful country-style living with easy access to city amenities, the perfect balance of comfort, convenience, and lifestyle. This property offers the perfect opportunity to own in an established gated golf community without paying new construction prices. Featuring: great bones, an excellent layout, and an unbeatable location, this home is ready for your personal updates and finishing touches. A little paint and flooring can completely transform this home into your Florida dream retreat. Take your golf cart for a quick ride to dining, and exciting new businesses currently being built outside of the main entrance, in addition to the shops of Glen Lakes. 45 mis to Tampa. Close to beaches, 5 min. to water park. This house is priced BELOW market value for a quick sale! You do not find opportunities like this in Glen Lakes that will last long. Don't miss your chance to own in one of the area's most desirable communities. Schedule your private showing before this home is gone.

2. 2026-05-18
   listed $270,000 Active 1275-char remark

   Show marketing remark (1275 chars)

   Welcome to this spacious 3 Bedroom | 2 Bathroom | 2 Car Garage + extra room for work bench or golf cart, this home is situated on a desirable cul-de-sac corner lot in the highly sought-after Glen Lakes Golfing Community, home to one of Florida's top-rated championship golf courses. Enjoy peaceful country-style living with easy access to city amenities, the perfect balance of comfort, convenience, and lifestyle. This property offers the perfect opportunity to own in an established gated golf community without paying new construction prices. Featuring: great bones, an excellent layout, and an unbeatable location, this home is ready for your personal updates and finishing touches. A little paint and flooring can completely transform this home into your Florida dream retreat. Take your golf cart for a quick ride to dining, and exciting new businesses currently being built outside of the main entrance, in addition to the shops of Glen Lakes. 45 mis to Tampa. Close to beaches, 5 min. to water park. This house is priced BELOW market value for a quick sale! You do not find opportunities like this in Glen Lakes that will last long. Don't miss your chance to own in one of the area's most desirable communities. Schedule your private showing before this home is gone.

3. 2026-05-18
   listed $270,000 Active

   Show marketing remark (1275 chars)

   Welcome to this spacious 3 Bedroom | 2 Bathroom | 2 Car Garage + extra room for work bench or golf cart, this home is situated on a desirable cul-de-sac corner lot in the highly sought-after Glen Lakes Golfing Community, home to one of Florida's top-rated championship golf courses. Enjoy peaceful country-style living with easy access to city amenities, the perfect balance of comfort, convenience, and lifestyle. This property offers the perfect opportunity to own in an established gated golf community without paying new construction prices. Featuring: great bones, an excellent layout, and an unbeatable location, this home is ready for your personal updates and finishing touches. A little paint and flooring can completely transform this home into your Florida dream retreat. Take your golf cart for a quick ride to dining, and exciting new businesses currently being built outside of the main entrance, in addition to the shops of Glen Lakes. 45 mis to Tampa. Close to beaches, 5 min. to water park. This house is priced BELOW market value for a quick sale! You do not find opportunities like this in Glen Lakes that will last long. Don't miss your chance to own in one of the area's most desirable communities. Schedule your private showing before this home is gone.

4. 1998-08-24
   soldstatus $136,000

ⓘ 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: $1,984 · $165/mo
• Projected year-2 tax: $2,241 · $187/mo
• Expected delta: +$257/yr (+$21/mo · 13.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,386
• − Mortgage interest: −$15,124
• − Property taxes: −$1,984
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − HOA: −$2,484
• − Depreciation: −$7,855
• Taxable loss: −$4,953
• Est. tax savings @ 24.0%: +$1,189
• After-tax cash flow: $804/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

+98.5% since first listed

4 events — show timeline

• 2026-05-21 Pending — HCAR
• 2026-05-18 Listed $270,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Listed $270,000 HCAR
• 1998-08-24 Sold (Public Records) $136,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,984 · -0.2% YoY. Source: county tax records.