7536 ST Andrews Blvd #1 · North Weeki Wachee, FL 34613

$124,900

2 bd · 2.0 ba · 1,212 sqft · Condo · 8 Days on market

Built 1984 Good condition $399/mo HOA · 24% of rent

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Why this score? — see what drove the C- 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 +16.5/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. Welcome to The Fairways in the highly desirable Heather community! This beautifully maintained 2-bedroom, 2-bathroom first-floor end-unit condo offers privacy, convenience, and picturesque views. With no upstairs neighbors and only one shared wall, you'll enjoy a peaceful living environment rarely found in condo living. Take in stunning golf course and water views from the enclosed, air-conditioned sunroom, which adds valuable living space and creates the perfect spot to relax while watching the abundant wildlife that frequents the area. Inside, tile flooring runs throughout the home, providing both durability and easy maintenance. The spacious primary suite features an up

Key facts

• $399 HOA
• Built 1984
• Listed 7 days

Property features AI

Finance

• Other: Homestead exemption reported; Zoning: PDP
• Financial info: Total monthly fees (association/condo) reported as $399; Total annual fees reported as $4,788; Lease restrictions apply
• HOA & community: Has HOA (PMI Adventure Coast); HOA fee $24 monthly; includes cable TV, structure maintenance, grounds maintenance, and trash; Monthly condo fee $375; condo land included; Community features: Golf; Cats allowed

Exterior

• Parking: Asphalt road access
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Residential property; One story; Facing south; Located in THE FAIRWAYS
• Construction: Block and stucco construction; Shingle roof; Built on slab foundation; Approximately 2026 public records living area 1212 (square feet)
• Exterior features: Sliding doors; Pond frontage (30 feet); On waterfront (pond)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closets; 6 total rooms
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $72 ($868/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 7.0% 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: 695 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 35% 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 $864 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $124,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 6.2

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-15,363
• Equity at exit: $18,623

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-6,348
• Equity at exit: $10,799

Cash invested: $34,972 (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: 695
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$399
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $72

Break-even live

Break-even rent $1,598

Max offer price $124,900

Occupancy floor 91%

Sensitivity live

Price	-10% $159	-5% $115	+0% $72	+5% $29	+10% $-14
Rent	-10% $-61	-5% $6	+0% $72	+5% $139	+10% $206
Rate	-1.0pp $135	-0.5pp $104	base $72	+0.5pp $40	+1.0pp $7

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7569 Heather Walk Dr Weeki Wachee, FL	2.0	2.0	1211	$1,595	$1.32	18d	1	0.06mi
7744 St Andrews Blvd Weeki Wachee, FL	2.0	2.0	1142	$1,450	$1.27	25d	1	0.20mi
8992 Hernando Way Weeki Wachee, FL	2.0	2.0	1490	$1,695	$1.14	6d	1	0.38mi
7251 Mc Ginnes Ct Weeki Wachee, FL	2.0	2.0	1360	$1,695	$1.25	6d	1	0.46mi
7425 Galloway Rd Weeki Wachee, FL	2.0	2.0	936	$1,600	$1.71	13d	1	0.54mi

HOA detail condo

• Monthly dues: $399 · $4,788/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $124,900 Active 8 DOM
2. 2026-06-18
   days on market $124,900 Active 5 DOM
3. 2026-06-17
   days on market $124,900 Active 4 DOM
4. 2026-06-16
   days on market $124,900 Active 3 DOM
5. 2026-06-15
   days on market $124,900 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $124,900 Active 1 DOM

ⓘ 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 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: $20,270
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − HOA: −$4,788
• − Depreciation: −$3,633
• Taxable loss: −$889
• Est. tax savings @ 24.0%: +$213
• After-tax cash flow: $1,081/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bathroom first-floor end-unit condo in The Fairways community offers privacy and convenience with no upstairs neighbors and a shared wall. The property has good curb appeal and interior condition, with minor repairs needed in the kitchen and bathroom. Upgrades to the interior walls, kitchen, and bathroom can significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear on the cabinets.
• Minor Kitchen countertops — Light wear and tear on the countertops.
• Minor Bathroom shower curtain — Worn and could benefit from replacement.
• Minor Bathroom fixtures — Worn and could benefit from replacement.

Value-add opportunities

• Both Painting interior walls — Fresh paint can improve the overall appearance and value of the property.
• Both New kitchen cabinets and countertops — New cabinets and countertops can significantly enhance the kitchen's functionality and aesthetic appeal.
• Both New bathroom shower curtain and fixtures — Fresh shower curtain and fixtures can improve the bathroom's functionality and aesthetic appeal.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear on the cabinets.	Minor	$500–3,000
Kitchen countertops · Light wear and tear on the countertops.	Minor	$500–3,000
Bathroom shower curtain · Worn and could benefit from replacement.	Minor	$500–3,000
Bathroom fixtures · Worn and could benefit from replacement.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Painting interior walls — Fresh paint can improve the overall appearance and value of the property. ↑
• Both New kitchen cabinets and countertops — New cabinets and countertops can significantly enhance the kitchen's functionality and aesthetic appeal. ↑
• Both New bathroom shower curtain and fixtures — Fresh shower curtain and fixtures can improve the bathroom's functionality and aesthetic appeal. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-13 Listed $124,900 Stellar MLS as Distributed by MLS Grid