1272 Hanover Ct · Spring Hill, FL 34606

$250,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 108 Days on market

Built 1972 0.25 ac lot Est $273k · 8% under

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Why this score? — see what drove the F 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 +11.3/15.0
• Cash flow +7.0/30.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.5/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Welcome to this beautifully maintained 4-bedroom, 2-bath home in Spring Hill, Florida, offering approximately 1,700 sq. ft. of living space on a spacious ¼-acre cul-de-sac lot. The home features a newly added 12x20 primary suite complete with a large walk-in closet and luxury plank flooring, creating a comfortable private retreat. Throughout the main living areas you’ll find durable tile flooring, providing both style and easy maintenance. The fully fenced backyard offers plenty of space for pets, entertaining, or future outdoor upgrades. Tucked away on a quiet cul-de-sac yet conveniently located near shopping, dining, parks, and Gulf Coast amenities, this property combines privacy, space, and everyday convenience—making it an excellent opportunity for homeowners or investors alike. Virtually Staged

Key facts

• Fenced-in back yard
• Walk-in closet
• Large lot

Tags

• CUL-DE-SAC
• FENCED-IN BACK YARD
• LARGE LOT
• MASTER BEDROOM ADDITION
• WALK-IN CLOSET
• TILED THROUGHOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-367 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (35.0% below list).
• Recommended offer: $163k (35.0% below list) — sets the bar for 1% rule.

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); 392 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 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 $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 108 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,614 (35.0% 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 108 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.29%
• DSCR: 0.72
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $272,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1338 Pilgrim Rd	0.13mi	3/2.5	1,412 (+5%)	0mo	$305,000	$216	79
7143 Pear Ln	0.11mi	3/2.0	1,445 (+8%)	3mo	$267,900	$185	76
7631 Pinehurst Dr	0.50mi	3/2.0	1,400 (+4%)	3mo	$293,000	$209	64
7464 Acorn Cir	0.37mi	3/2.0	1,241 (-8%)	4mo	$225,000	$181	63
7319 Holiday Dr	0.41mi	3/2.0	1,230 (-8%)	1mo	$235,000	$191	62
6496 Jamaica Rd	0.52mi	2/2.0 (-1)	1,402 (+4%)	1mo	$250,000	$178	59
7253 Tarrytown Dr	0.40mi	2/2.0 (-1)	1,241 (-8%)	1mo	$242,000	$195	59
7152 Skylark Dr	0.40mi	3/2.0	1,481 (+10%)	3mo	$390,000	$263	58
7437 Nature Walk Dr	0.53mi	2/2.0 (-1)	1,298 (-3%)	3mo	$264,000	$203	58
6634 Pinehurst Dr	0.56mi	3/1.0	1,173 (-13%)	2mo	$200,000	$171	51
6485 Hillview Rd	0.52mi	3/2.0	1,514 (+13%)	4mo	$340,999	$225	47
446 Leafy Way Ave	0.74mi	4/2.0 (+1)	1,447 (+8%)	2mo	$307,000	$212	42

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: -30.3%
• Equity multiple: 0.02×
• Total profit: $-68,681
• Equity at exit: $37,276

10-year hold

• IRR: -50.5%
• Equity multiple: -0.55×
• Total profit: $-108,422
• Equity at exit: $21,615

Cash invested: $70,000 (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: 392
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$237 /mo · $2,839/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-367

Break-even live

Break-even rent $2,091

Max offer price $185,146

Occupancy floor —

Sensitivity live

Price	-10% $-226	-5% $-296	+0% $-367	+5% $-438	+10% $-509
Rent	-10% $-496	-5% $-431	+0% $-367	+5% $-303	+10% $-239
Rate	-1.0pp $-241	-0.5pp $-304	base $-367	+0.5pp $-432	+1.0pp $-498

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1277 Sylvia Ave Spring Hill, FL	2.0	1.0	1040	$1,225	$1.18	12d	1	0.01mi
1277 Sylvia Ave Spring Hill, FL	2.0	1.0	1040	$1,250	$1.20	25d	1	0.01mi
1273 Sylvia Ave Spring Hill, FL	2.0	1.0	1040	$1,225	$1.18	19d	1	0.02mi
1273 Sylvia Ave Spring Hill, FL	2.0	1.0	1040	$1,225	$1.18	0d	1	0.02mi
1271 Sylvia Ave Unit 1273 Spring Hill, FL	2.0	1.0	1040	$1,225	$1.18	25d	1	0.03mi
1264 Sylvia Ave Spring Hill, FL	3.0	2.0	1000	$1,595	$1.59	25d	1	0.05mi
7176 Lockwood St Spring Hill, FL	3.0	2.0	1272	$1,795	$1.41	25d	1	0.10mi
7261 Pond Cir Unit B Spring Hill, FL	2.0	1.5	1000	$1,350	$1.35	25d	1	0.20mi
1241 Pilgrim Rd Spring Hill, FL	2.0	1.0	1030	$1,600	$1.55	6d	1	0.26mi
7071 Holiday Dr Spring Hill, FL	4.0	1.0	918	$1,750	$1.91	25d	1	0.31mi
7419 Mead Dr Spring Hill, FL	2.0	2.0	1002	$1,400	$1.40	0d	1	0.35mi
7477 Canterbury St Spring Hill, FL	2.0	2.0	1874	$1,545	$0.82	6d	1	0.54mi
1305 Markham Ave Spring Hill, FL	3.0	1.0	900	$1,650	$1.83	25d	1	0.61mi
8108 Omaha Cir Spring Hill, FL	2.0	1.0	950	$1,359	$1.43	6d	1	0.67mi
8053 Canterbury St Spring Hill, FL	2.0	2.0	923	$1,700	$1.84	25d	1	0.68mi
513 Hollyhock Ln Spring Hill, FL	3.0	1.0	1100	$1,495	$1.36	4d	1	0.69mi
8274 Omaha Cir Spring Hill, FL	1.0–3.0	1.0–2.0	914	$1,481	$1.62	25d	3	0.87mi
255 Killinger Ave Spring Hill, FL	2.0	2.0	1266	$1,900	$1.50	25d	1	1.00mi
7646 Landmark Dr Spring Hill, FL	2.0	2.0	1844	$1,550	$0.84	25d	1	1.00mi
2052 Deltona Blvd Spring Hill, FL	2.0	2.0	1345	$1,775	$1.32	23d	1	1.03mi
8425 Omega Ln Spring Hill, FL	3.0	1.0	1596	$1,750	$1.10	25d	1	1.37mi
2039 Lavilla Ave Spring Hill, FL	2.0	2.0	1567	$1,795	$1.15	25d	1	1.40mi
8344 Dorsey St Spring Hill, FL	3.0	2.0	1575	$2,000	$1.27	25d	1	1.42mi
153 Rosedale Ave Spring Hill, FL	3.0	2.0	1407	$1,999	$1.42	6d	1	1.44mi
153 Rosedale Ave Spring Hill, FL	3.0	2.0	1407	$2,100	$1.49	25d	1	1.44mi

Listing history 38 events

1. 2026-06-21
   days on market $250,000 Active 108 DOM
2. 2026-06-18
   days on market $250,000 Active 105 DOM
3. 2026-06-17
   days on market $250,000 Active 104 DOM
4. 2026-06-16
   days on market $250,000 Active 103 DOM
5. 2026-06-15
   days on market $250,000 Active 102 DOM
6. 2026-06-13
   days on market $250,000 Active 100 DOM
7. 2026-06-13
   days on market $250,000 Active 99 DOM
8. 2026-06-09
   days on market $250,000 Active 96 DOM
9. 2026-06-08
   days on market $250,000 Active 95 DOM
10. 2026-06-07
    days on market $250,000 Active 94 DOM
11. 2026-06-04
    days on market $250,000 Active 91 DOM
12. 2026-06-03
    days on market $250,000 Active 90 DOM
13. 2026-06-02
    days on market $250,000 Active 89 DOM
14. 2026-06-01
    days on market $250,000 Active 88 DOM
15. 2026-05-31
    days on market $250,000 Active 87 DOM
16. 2026-04-30
    soldstatus $225,000 Closed 877-char remark

    Show marketing remark (877 chars)

    One or more photo(s) has been virtually staged. Welcome to this beautifully maintained 4-bedroom, 2-bath home in Spring Hill, Florida, offering approximately 1,700 sq. ft. of living space on a spacious ¼-acre cul-de-sac lot. The home features a newly added 12x20 primary suite complete with a large walk-in closet and luxury plank flooring, creating a comfortable private retreat. Throughout the main living areas you’ll find durable tile flooring, providing both style and easy maintenance. The fully fenced backyard offers plenty of space for pets, entertaining, or future outdoor upgrades. Tucked away on a quiet cul-de-sac yet conveniently located near shopping, dining, parks, and Gulf Coast amenities, this property combines privacy, space, and everyday convenience—making it an excellent opportunity for homeowners or investors alike. Virtually Staged

17. 2026-04-06
    status Pending 877-char remark

    Show marketing remark (877 chars)

    One or more photo(s) has been virtually staged. Welcome to this beautifully maintained 4-bedroom, 2-bath home in Spring Hill, Florida, offering approximately 1,700 sq. ft. of living space on a spacious ¼-acre cul-de-sac lot. The home features a newly added 12x20 primary suite complete with a large walk-in closet and luxury plank flooring, creating a comfortable private retreat. Throughout the main living areas you’ll find durable tile flooring, providing both style and easy maintenance. The fully fenced backyard offers plenty of space for pets, entertaining, or future outdoor upgrades. Tucked away on a quiet cul-de-sac yet conveniently located near shopping, dining, parks, and Gulf Coast amenities, this property combines privacy, space, and everyday convenience—making it an excellent opportunity for homeowners or investors alike. Virtually Staged

18. 2026-03-12
    listed $250,000 Active 877-char remark

    Show marketing remark (877 chars)

    One or more photo(s) has been virtually staged. Welcome to this beautifully maintained 4-bedroom, 2-bath home in Spring Hill, Florida, offering approximately 1,700 sq. ft. of living space on a spacious ¼-acre cul-de-sac lot. The home features a newly added 12x20 primary suite complete with a large walk-in closet and luxury plank flooring, creating a comfortable private retreat. Throughout the main living areas you’ll find durable tile flooring, providing both style and easy maintenance. The fully fenced backyard offers plenty of space for pets, entertaining, or future outdoor upgrades. Tucked away on a quiet cul-de-sac yet conveniently located near shopping, dining, parks, and Gulf Coast amenities, this property combines privacy, space, and everyday convenience—making it an excellent opportunity for homeowners or investors alike. Virtually Staged

19. 2026-03-09
    price $250,000
20. 2026-03-05
    listed $269,000 Active
21. 2018-05-24
    soldstatus $113,000
22. 2018-05-18
    soldstatus $113,000 522-char remark

    Show marketing remark (522 chars)

    Back on the Market! This is it! Beautiful 3/2 with modern updates. Walk into an open floor concept. Spacious rooms and two living areas providing lots of space for everyone. Kitchen has a large pantry. Tile throughout. Laundry room. Move in ready. Huge backyard with shed. Painted inside and out 2017. New AC 2011. New Roof 2012. Only a short drive to Hudson Beach, Sunwest Park, and Weeki Wachee Springs. Enjoy the Florida lifestyle! Conveniently located near shopping and restaurants. At this price, it won’t last!

23. 2018-02-06
    listed $117,900 522-char remark

    Show marketing remark (522 chars)

    Back on the Market! This is it! Beautiful 3/2 with modern updates. Walk into an open floor concept. Spacious rooms and two living areas providing lots of space for everyone. Kitchen has a large pantry. Tile throughout. Laundry room. Move in ready. Huge backyard with shed. Painted inside and out 2017. New AC 2011. New Roof 2012. Only a short drive to Hudson Beach, Sunwest Park, and Weeki Wachee Springs. Enjoy the Florida lifestyle! Conveniently located near shopping and restaurants. At this price, it won’t last!

24. 2016-09-16
    soldstatus $56,630
25. 2016-09-16
    soldstatus $56,630
26. 2016-09-16
    soldstatus $56,630
27. 2016-09-16
    soldstatus $56,630
28. 2016-09-06
    listed $49,900
29. 2016-09-06
    listed $49,900
30. 2016-09-06
    listed $49,900
31. 2014-11-20
    soldstatus $45,900
32. 2014-11-17
    soldstatus $45,900
33. 2014-11-17
    soldstatus $45,900
34. 2014-10-31
    listed $49,900
35. 2014-10-31
    listed $49,900
36. 2011-03-29
    soldstatus $30,000
37. 2010-12-29
    listed $30,000
38. 1989-06-01
    soldstatus $48,000

ⓘ 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: $2,839 · $237/mo
• Projected year-2 tax: $2,839 · $237/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 26 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: $19,514
• − Mortgage interest: −$14,004
• − Property taxes: −$2,839
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$7,273
• Taxable loss: −$8,974
• Est. tax savings @ 24.0%: +$2,154
• After-tax cash flow: $-2,252/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

+368.8% since first listed

23 events — show timeline

• 2026-04-30 Sold (MLS) $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $250,000 ForSaleByOwner.com
• 2026-03-05 Listed $269,000 ForSaleByOwner.com
• 2018-05-24 Sold (Public Records) $113,000 Public Records
• 2018-05-18 Sold (MLS) $113,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-06 Listed $117,900 Stellar MLS as Distributed by MLS Grid
• 2016-09-16 Sold (Public Records) $56,630 Public Records
• 2016-09-16 Sold (MLS) $56,630 St. Augustine and St. Johns County Board of REALTORS®
• 2016-09-16 Sold (MLS) $56,630 Stellar MLS as Distributed by MLS Grid
• 2016-09-16 Sold (MLS) $56,630 HCAR
• 2016-09-06 Listed $49,900 St. Augustine and St. Johns County Board of REALTORS®
• 2016-09-06 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2016-09-06 Listed $49,900 HCAR
• 2014-11-20 Sold (Public Records) $45,900 Public Records
• 2014-11-17 Sold (MLS) $45,900 St. Augustine and St. Johns County Board of REALTORS®
• 2014-11-17 Sold (MLS) $45,900 HCAR
• 2014-10-31 Listed $49,900 St. Augustine and St. Johns County Board of REALTORS®
• 2014-10-31 Listed $49,900 HCAR
• 2011-03-29 Sold (MLS) $30,000 HCAR
• 2010-12-29 Listed $30,000 HCAR
• 1989-06-01 Sold (Public Records) $48,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $2,839 · +2.5% YoY. Source: county tax records.