27197 Simona Ave · Hill 'n Dale, FL 34602

$200,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 156 Days on market

Built 1979 8,000 sqft lot Est $229k · 13% under

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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 +24.7/30.0
• ARV discount +13.2/15.0
• DSCR +8.0/10.0
• 1% rule +5.3/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this clean and nicely landscaped 3 bedroom 1 bath home with 1 Car garage situated in Brooksville, FL. Some features include Newer AC, Newer Water Heater, and Newer roof. Interior features Living Room/Dining combo , Spacious bedrooms with large closets and lots of natural light, updated Bath with Solid Surface counter, and New Vinyl Flooring throughout living area/beds. Sliders lead out to your Screened Lanai and Fully Fenced Backyard with tons of space for entertaining on those Hot Summer days. This home is in close proximity to shopping and restaurants.   Walk to local retail store, or ride your bicycle to restaurants and grocery with only a 20-25 minute commute via bicycle. Conveniently located near interstate I-75 & SR 50, This home is in the perfect location for anyone who has to commute via to Tampa, Orlando, or the Gulf beaches. NO HOA or CDD Fees! . Enjoy all of what Hernando county offers: Chinsegut Wildlife Trail and Withlacoochee State Forest, Weeki Wachee Springs Park, and Pine Island Beach, only a few minutes to Boyettes Grove & Citrus Attraction, and so much more. Don't delay, come and see this home today!!

Key facts

• Corner lot position
• No cdd fees
• Screened porch

Tags

• HURRICANE RATED GARAGE DOOR
• CORNER LOT POSITION
• FENCED BACKYARD
• SCREENED PORCH
• NO HOA
• NO CDD FEES

Property features AI

Finance

• Other: Total lot about 0.18 acre (0 to less than 1/4 acre)
• HOA & community: No association

Exterior

• Parking: Driveway; Garage with opener; Attached 1-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Water available
• Home design: Single family residence; One story; Faces north; Residential zoning; Homesteaded
• Construction: Concrete construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Covered patio/porch; Front porch; Rear porch; Screened porch; Exterior lighting; Rain gutters; Sliding doors; Asphalt road frontage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Split bedroom layout; Thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.4% in Hill 'n Dale — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Eastside Elementary School (math 37% / reading 32%, grade F, #1,709 of 2,144 statewide, top 81%, 737 students, 73% FRL); Hernando High School (math 42% / reading 42%, grade F, #275 of 667 statewide, top 42%, 1,299 students, 58% FRL).
• Market conditions: 185 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 156 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $29k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.03% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $228,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27176 Wakefield Dr	0.22mi	3/1.0	1,141 (+6%)	2mo	$208,000	$182	79
27200 Fernery Ave	0.12mi	3/1.5	1,000 (-7%)	3mo	$212,000	$212	77
27168 Fernery Ave	0.13mi	3/2.0	1,000 (-7%)	1mo	$190,000	$190	77
6355 Crestview Dr	0.37mi	2/1.0 (-1)	1,056 (-2%)	1mo	$190,200	$180	73
27009 Anthony Ave	0.39mi	3/2.0	1,093 (+1%)	4mo	$239,999	$220	73
27083 Roper Rd	0.24mi	3/1.5	1,000 (-7%)	4mo	$190,000	$190	71
6399 Raley Rd	0.51mi	3/2.0	1,091 (+1%)	1mo	$237,000	$217	70
26412 MC Allister St	0.52mi	3/2.0	1,093 (+1%)	3mo	$250,000	$229	67
6155 Sumter Dr	0.61mi	2/1.0 (-1)	1,042 (-4%)	1mo	$127,000	$122	60
27385 Azen Loop	0.30mi	3/2.0	960 (-11%)	4mo	$222,000	$231	60
6070 Honeysuckle Ln	0.68mi	2/1.0 (-1)	1,160 (+7%)	3mo	$255,000	$220	48
26411 Bertram Rd	0.56mi	2/2.0 (-1)	1,000 (-7%)	8mo	$155,000	$155	46

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-9,986
• Equity at exit: $29,821

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $20,086
• Equity at exit: $17,292

Cash invested: $56,000 (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 34602

• Home prices YoY: -21.1%
• Active inventory: 185
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,064 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $353

Break-even live

Break-even rent $1,617

Max offer price $200,000

Occupancy floor 78%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27108 Simona Ave Brooksville, FL	3.0	1.0	1092	$1,700	$1.56	24d	1	0.21mi
27103 Frampton Ave Brooksville, FL	2.0	2.0	1176	$1,700	$1.45	24d	1	0.31mi
6367 Enterprise Dr Unit 1234457P Brooksville, FL	3.0	2.0	1119	$3,316	$2.96	4d	1	0.35mi
27008 Anthony Ave Brooksville, FL	3.0	2.0	1043	$1,795	$1.72	24d	1	0.41mi

Listing history 26 events

1. 2026-06-18
   days on market $200,000 Active 156 DOM
2. 2026-06-17
   days on market $200,000 Active 155 DOM
3. 2026-06-16
   days on market $200,000 Active 154 DOM
4. 2026-06-15
   days on market $200,000 Active 153 DOM
5. 2026-06-13
   days on market $200,000 Active 151 DOM
6. 2026-06-13
   days on market $200,000 Active 150 DOM
7. 2026-06-09
   days on market $200,000 Active 147 DOM
8. 2026-06-08
   days on market $200,000 Active 146 DOM
9. 2026-06-07
   days on market $200,000 Active 145 DOM
10. 2026-06-04
    days on market $200,000 Active 142 DOM
11. 2026-06-03
    days on market $200,000 Active 141 DOM
12. 2026-06-02
    days on market $200,000 Active 140 DOM
13. 2026-06-01
    days on market $200,000 Active 139 DOM
14. 2026-05-31
    days on market $200,000 Active 138 DOM
15. 2026-05-15
    price $200,000
16. 2026-04-02
    price $212,000
17. 2026-03-03
    price $217,000
18. 2026-01-15
    price $220,000
19. 2026-01-13
    listed $229,000 Active
20. 2022-11-23
    soldstatus $197,000
21. 2022-11-23
    soldstatus $197,000
22. 2022-11-17
    soldstatus $197,000 Closed 1171-char remark

    Show marketing remark (1171 chars)

    Welcome home to this clean and nicely landscaped 3 bedroom 1 bath home with 1 Car garage situated in Brooksville, FL. Some features include Newer AC, Newer Water Heater, and Newer roof. Interior features Living Room/Dining combo , Spacious bedrooms with large closets and lots of natural light, updated Bath with Solid Surface counter, and New Vinyl Flooring throughout living area/beds. Sliders lead out to your Screened Lanai and Fully Fenced Backyard with tons of space for entertaining on those Hot Summer days. This home is in close proximity to shopping and restaurants.   Walk to local retail store, or ride your bicycle to restaurants and grocery with only a 20-25 minute commute via bicycle. Conveniently located near interstate I-75 & SR 50, This home is in the perfect location for anyone who has to commute via to Tampa, Orlando, or the Gulf beaches. NO HOA or CDD Fees! . Enjoy all of what Hernando county offers: Chinsegut Wildlife Trail and Withlacoochee State Forest, Weeki Wachee Springs Park, and Pine Island Beach, only a few minutes to Boyettes Grove & Citrus Attraction, and so much more. Don't delay, come and see this home today!!

23. 2022-10-22
    status Pending 1171-char remark

    Show marketing remark (1171 chars)

    Welcome home to this clean and nicely landscaped 3 bedroom 1 bath home with 1 Car garage situated in Brooksville, FL. Some features include Newer AC, Newer Water Heater, and Newer roof. Interior features Living Room/Dining combo , Spacious bedrooms with large closets and lots of natural light, updated Bath with Solid Surface counter, and New Vinyl Flooring throughout living area/beds. Sliders lead out to your Screened Lanai and Fully Fenced Backyard with tons of space for entertaining on those Hot Summer days. This home is in close proximity to shopping and restaurants.   Walk to local retail store, or ride your bicycle to restaurants and grocery with only a 20-25 minute commute via bicycle. Conveniently located near interstate I-75 & SR 50, This home is in the perfect location for anyone who has to commute via to Tampa, Orlando, or the Gulf beaches. NO HOA or CDD Fees! . Enjoy all of what Hernando county offers: Chinsegut Wildlife Trail and Withlacoochee State Forest, Weeki Wachee Springs Park, and Pine Island Beach, only a few minutes to Boyettes Grove & Citrus Attraction, and so much more. Don't delay, come and see this home today!!

24. 2022-10-16
    price $205,000 1171-char remark

    Show marketing remark (1171 chars)

    Welcome home to this clean and nicely landscaped 3 bedroom 1 bath home with 1 Car garage situated in Brooksville, FL. Some features include Newer AC, Newer Water Heater, and Newer roof. Interior features Living Room/Dining combo , Spacious bedrooms with large closets and lots of natural light, updated Bath with Solid Surface counter, and New Vinyl Flooring throughout living area/beds. Sliders lead out to your Screened Lanai and Fully Fenced Backyard with tons of space for entertaining on those Hot Summer days. This home is in close proximity to shopping and restaurants.   Walk to local retail store, or ride your bicycle to restaurants and grocery with only a 20-25 minute commute via bicycle. Conveniently located near interstate I-75 & SR 50, This home is in the perfect location for anyone who has to commute via to Tampa, Orlando, or the Gulf beaches. NO HOA or CDD Fees! . Enjoy all of what Hernando county offers: Chinsegut Wildlife Trail and Withlacoochee State Forest, Weeki Wachee Springs Park, and Pine Island Beach, only a few minutes to Boyettes Grove & Citrus Attraction, and so much more. Don't delay, come and see this home today!!

25. 2022-10-14
    listed $195,000 Active 1171-char remark

    Show marketing remark (1171 chars)

    Welcome home to this clean and nicely landscaped 3 bedroom 1 bath home with 1 Car garage situated in Brooksville, FL. Some features include Newer AC, Newer Water Heater, and Newer roof. Interior features Living Room/Dining combo , Spacious bedrooms with large closets and lots of natural light, updated Bath with Solid Surface counter, and New Vinyl Flooring throughout living area/beds. Sliders lead out to your Screened Lanai and Fully Fenced Backyard with tons of space for entertaining on those Hot Summer days. This home is in close proximity to shopping and restaurants.   Walk to local retail store, or ride your bicycle to restaurants and grocery with only a 20-25 minute commute via bicycle. Conveniently located near interstate I-75 & SR 50, This home is in the perfect location for anyone who has to commute via to Tampa, Orlando, or the Gulf beaches. NO HOA or CDD Fees! . Enjoy all of what Hernando county offers: Chinsegut Wildlife Trail and Withlacoochee State Forest, Weeki Wachee Springs Park, and Pine Island Beach, only a few minutes to Boyettes Grove & Citrus Attraction, and so much more. Don't delay, come and see this home today!!

26. 1980-02-01
    soldstatus $27,500

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$712/yr (+$59/mo · 75.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,762
• − Mortgage interest: −$11,203
• − Property taxes: −$948
• − Insurance: −$1,798
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$5,818
• Taxable income: $1,034
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $3,983/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 — Hill 'n Dale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Hill 'n Dale, FL
• Population (ZIP): 10,391

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 14% Black 11% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 90% English-only · Spanish 8%

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: ▼ -75.28%
• Current HPI: 282.3728
• Rent YoY: —
• Metro: —
• 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

+627.3% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $212,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $217,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-23 Sold (Public Records) $197,000 Public Records
• 2022-11-23 Sold (Public Records) $197,000 Public Records
• 2022-11-17 Sold (MLS) $197,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-10-16 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-14 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 1980-02-01 Sold (Public Records) $27,500 Public Records

Property tax history

+10.3%/yr

Latest (2025): $948 · -0.6% YoY. Source: county tax records.