8026 Victoria Way · North Weeki Wachee, FL 34613

$225,000

2 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 8 Days on market

Built 1985 9,990 sqft lot Est $208k · 8% over $24/mo HOA · 1% 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).

• Cash flow +12.9/30.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• ARV discount +3.8/15.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming split 2 bedroom plan & 2 bath, pool home. Newer kitchen appliances, updated counters, tile flooring in kitchen, entry & halls. 3 year New roof and New AC in 12/2010. Large 33x21 inground pool area with pass thru counter from kitchen. 1st bedroom with walk in closet and large shower & separate vanity, 2nd pool bath with shower & tub. Large 2 car garage. Lawn sprinklers in place and nice trees. Needs a little tlc, perfect for easy living, close to the Heather Golf & Country Club, grocery stores, fishing, playing near the water! Great winter home, too. Can close very quickly!

Key facts

• Freshly painted deck
• Private pool
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• SKYLIGHT
• WALK IN CLOSET
• WALK IN SHOWER
• PRIVATE POOL
• FRESHLY PAINTED DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-16 ($-190/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (21.4% below list).
• Recommended offer: $177k (21.4% 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-, 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; 8 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 36% 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 $2k of loan paydown is wiped out by about $7k 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.
• 2 sale attempts since 15y 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.
• Current owner paid $66k; list at $225k implies a 241% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,810 (21.4% 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: 0.79% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $207,988
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8026 Victoria Way	0.00mi	2/2.0	1,276 (0%)	1mo	$230,000	$180	100
9127 Lingrove Rd	0.54mi	2/2.0	1,316 (+3%)	0mo	$179,000	$136	69
9013 Nakoma Way	0.13mi	3/2.0 (+1)	1,114 (-13%)	2mo	$277,500	$249	66
9139 Lingrove Rd	0.53mi	3/2.0 (+1)	1,279 (+0%)	6mo	$205,000	$160	65
8991 Lismore Ct	0.54mi	3/2.0 (+1)	1,211 (-5%)	1mo	$197,000	$163	60
7275 Edinburgh Way	0.69mi	3/2.0 (+1)	1,296 (+2%)	1mo	$240,000	$185	59
8050 Roxburgh Ct	0.48mi	3/2.0 (+1)	1,185 (-7%)	5mo	$200,000	$169	56
9195 Lingrove Rd	0.59mi	3/2.0 (+1)	1,387 (+9%)	3mo	$191,000	$138	51
7256 Mcginnes Ct	0.58mi	3/2.0 (+1)	1,393 (+9%)	2mo	$309,000	$222	51
7497 Heather Walk Dr	0.55mi	2/2.0	1,463 (+15%)	1mo	$163,000	$111	49
7396 Southview Ct	0.72mi	3/2.0 (+1)	1,196 (-6%)	4mo	$110,000	$92	48
8775 Heather Blvd	0.56mi	2/2.0	1,467 (+15%)	4mo	$215,000	$147	45

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-37,529
• Equity at exit: $33,548

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-34,225
• Equity at exit: $19,454

Cash invested: $63,000 (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 34613

• Home prices YoY: -17.2%
• Active inventory: 691
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$94
• HOA: −$24
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-16

Break-even live

Break-even rent $1,788

Max offer price $222,202

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7744 St Andrews Blvd Weeki Wachee, FL	2.0	2.0	1142	$1,450	$1.27	24d	1	0.13mi
8992 Hernando Way Weeki Wachee, FL	2.0	2.0	1490	$1,695	$1.14	5d	1	0.18mi
7575 St Andrews Blvd Weeki Wachee, FL	3.0	2.0	1515	$2,199	$1.45	24d	1	0.38mi
7569 Heather Walk Dr Weeki Wachee, FL	2.0	2.0	1211	$1,595	$1.32	18d	1	0.38mi
7425 Galloway Rd Weeki Wachee, FL	2.0	2.0	936	$1,600	$1.71	12d	1	0.43mi
7251 Mc Ginnes Ct Weeki Wachee, FL	2.0	2.0	1360	$1,695	$1.25	5d	1	0.57mi
9104 Wade St Brooksville, FL	3.0	2.0	1550	$2,195	$1.42	3d	3	0.94mi
8983 Wade St Unit 8388 Brooksville, FL	3.0	2.0	1550	$2,246	$1.45	3d	1	0.99mi

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: waterpool

Listing history 7 events

1. 2026-03-18
   status Pending
2. 2026-03-11
   listed $225,000 Active
3. 2011-10-13
   soldstatus $66,000
4. 2011-09-28
   soldstatus $66,000 608-char remark

   Show marketing remark (608 chars)

   Charming split 2 bedroom plan & 2 bath, pool home. Newer kitchen appliances, updated counters, tile flooring in kitchen, entry & halls. 3 year New roof and New AC in 12/2010. Large 33x21 inground pool area with pass thru counter from kitchen. 1st bedroom with walk in closet and large shower & separate vanity, 2nd pool bath with shower & tub. Large 2 car garage. Lawn sprinklers in place and nice trees. Needs a little tlc, perfect for easy living, close to the Heather Golf & Country Club, grocery stores, fishing, playing near the water! Great winter home, too. Can close very quickly!

5. 2011-08-03
   listed $69,750 608-char remark

   Show marketing remark (608 chars)

   Charming split 2 bedroom plan & 2 bath, pool home. Newer kitchen appliances, updated counters, tile flooring in kitchen, entry & halls. 3 year New roof and New AC in 12/2010. Large 33x21 inground pool area with pass thru counter from kitchen. 1st bedroom with walk in closet and large shower & separate vanity, 2nd pool bath with shower & tub. Large 2 car garage. Lawn sprinklers in place and nice trees. Needs a little tlc, perfect for easy living, close to the Heather Golf & Country Club, grocery stores, fishing, playing near the water! Great winter home, too. Can close very quickly!

6. 1999-04-30
   soldstatus $75,000
7. 1998-04-01
   soldstatus $65,000

ⓘ 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: $1,380 · $115/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$488/yr (+$41/mo · 35.4%)

ⓘ 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 · 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: $21,217
• − Mortgage interest: −$12,603
• − Property taxes: −$1,380
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − HOA: −$288
• − Depreciation: −$6,545
• Taxable loss: −$4,119
• Est. tax savings @ 24.0%: +$989
• After-tax cash flow: $799/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

+246.2% since first listed

7 events — show timeline

• 2026-03-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2011-10-13 Sold (Public Records) $66,000 Public Records
• 2011-09-28 Sold (MLS) $66,000 HCAR
• 2011-08-03 Listed $69,750 HCAR
• 1999-04-30 Sold (Public Records) $75,000 Public Records
• 1998-04-01 Sold (Public Records) $65,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,380 · +0.2% YoY. Source: county tax records.