9085 Heather Blvd · North Weeki Wachee, FL 34613

$239,900

3 bd · 2.0 ba · 1,780 sqft · SingleFamily public records · 83 Days on market

Built 1974 0.31 ac lot Est $322k · 26% under $25/mo HOA · 1% 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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• 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 home to this 4 bedroom, 2 bathroom, 2 car garage in the Heather! Situated on an oversized, corner lot, this property has so much to offer! The interior is in the process of being paint, there's durable laminate flooring throughout most of the home, and both bathrooms have some updates. The functional layout features a great room, dining area, and an eat-in kitchen. There's also a nice lanai on the back. Public records indicate the roof was replaced in 2018. Note: an engineering report dated 2004 indicates sinkhole activity on this property. A 2026 ground investigation report indicates no sinkhole activity at this property. Owner is in process of notifying the county and getting designation changed. Buyers are encouraged to do their own due diligence regarding this situation.

Key facts

• Nice lanai
• Eat-in kitchen
• Great room

Tags

• CORNER LOT
• DURABLE LAMINATE FLOORING
• GREAT ROOM
• EAT-IN KITCHEN
• NICE LANAI
• ROOF REPLACED

Property features AI

Finance

• Other: Property type: Residential (Single Family); Zoning: PDP; Total acreage: 1/4 to less than 1/2
• HOA & community: The Heather association; Monthly HOA fee $25 (required); Pets allowed

Exterior

• Parking: Attached 2-car garage (20x21)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected
• Home design: Single family residence; One story; Faces east
• Construction: Block, stucco, and frame construction; Shingle roof; Slab foundation; Built on 0.31-acre lot
• Exterior features: Porch; Rear porch; Screened porch; Corner lot; Paved road

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room / dining room combo
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $75 ($898/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (10.8% below list).
• Recommended offer: $214k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 695 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 44% 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

• It's been on market 83 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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 $60k; list at $240k implies a 300% 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; moderate 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 $214,062 (10.8% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.89% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $322,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8807 Heather Blvd	0.27mi	3/2.0	1,689 (-5%)	4mo	$76,500	$45	75
7375 Crestwood Dr	0.30mi	3/2.0	1,657 (-7%)	5mo	$209,900	$127	71
8970 Lismore Ct	0.28mi	3/2.0	1,977 (+11%)	2mo	$308,000	$156	67
7425 Leith Ct	0.14mi	2/2.0 (-1)	1,583 (-11%)	4mo	$245,000	$155	66
7591 St Andrews Blvd	0.13mi	3/2.0	2,020 (+14%)	7mo	$260,000	$129	66
7591 ST Andrews Blvd	0.13mi	3/2.0	2,020 (+14%)	7mo	$260,000	$129	66
9019 Bonnet Way	0.11mi	3/2.0	1,522 (-14%)	7mo	$275,000	$181	64
8359 Dunnellon Rd	0.46mi	2/2.0 (-1)	1,708 (-4%)	5mo	$325,000	$190	63
8358 Windridge Way	0.57mi	3/2.0	1,732 (-3%)	9mo	$324,500	$187	61
8998 Lismore Ct	0.30mi	3/2.0	1,554 (-13%)	6mo	$315,000	$203	60
7322 Glen Cove Rd	0.52mi	2/2.0 (-1)	1,648 (-7%)	8mo	$310,000	$188	51
9023 Glenarm Way	0.61mi	3/3.0	1,590 (-11%)	1mo	$339,900	$214	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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-34,103
• Equity at exit: $35,770

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-23,535
• Equity at exit: $20,742

Cash invested: $67,172 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$233 /mo · $2,799/yr
• Insurance: −$100
• HOA: −$25
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $75

Break-even live

Break-even rent $2,046

Max offer price $239,900

Occupancy floor 92%

Sensitivity live

Price	-10% $211	-5% $143	+0% $75	+5% $7	+10% $-61
Rent	-10% $-94	-5% $-10	+0% $75	+5% $159	+10% $244
Rate	-1.0pp $196	-0.5pp $136	base $75	+0.5pp $13	+1.0pp $-51

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7575 St Andrews Blvd Weeki Wachee, FL	3.0	2.0	1515	$2,199	$1.45	26d	1	0.15mi
8992 Hernando Way Weeki Wachee, FL	2.0	2.0	1490	$1,695	$1.14	6d	1	0.24mi
7251 Mc Ginnes Ct Weeki Wachee, FL	2.0	2.0	1360	$1,695	$1.25	6d	1	0.32mi
9003 Nakoma Way Unit 1234465P Spring Hill, FL	4.0	3.0	1506	$4,596	$3.05	6d	1	0.36mi
9104 Wade St Brooksville, FL	3.0	2.0	1550	$2,195	$1.42	4d	3	1.21mi
8983 Wade St Unit 8388 Brooksville, FL	3.0	2.0	1550	$2,246	$1.45	4d	1	1.27mi
6288 Swan Ln Spring Hill, FL	4.0	2.0	2091	$2,450	$1.17	26d	1	1.43mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 31 events

1. 2026-06-21
   days on market $239,900 Active 83 DOM
2. 2026-06-18
   days on market $239,900 Active 80 DOM
3. 2026-06-17
   days on market $239,900 Active 79 DOM
4. 2026-06-16
   days on market $239,900 Active 78 DOM
5. 2026-06-15
   days on market $239,900 Active 77 DOM
6. 2026-06-13
   days on market $239,900 Active 75 DOM
7. 2026-06-13
   days on market $239,900 Active 74 DOM
8. 2026-06-09
   days on market $239,900 Active 71 DOM
9. 2026-06-08
   days on market $239,900 Active 70 DOM
10. 2026-06-07
    pricedays on market $239,900 Active 69 DOM
11. 2026-06-04
    days on market $249,900 Active 66 DOM
12. 2026-06-03
    days on market $249,900 Active 65 DOM
13. 2026-06-02
    days on market $249,900 Active 64 DOM
14. 2026-06-01
    days on market $249,900 Active 63 DOM
15. 2026-05-31
    days on market $249,900 Active 62 DOM
16. 2026-03-30
    listed $249,900 Active 793-char remark

    Show marketing remark (793 chars)

    Welcome home to this 4 bedroom, 2 bathroom, 2 car garage in the Heather! Situated on an oversized, corner lot, this property has so much to offer! The interior is in the process of being paint, there's durable laminate flooring throughout most of the home, and both bathrooms have some updates. The functional layout features a great room, dining area, and an eat-in kitchen. There's also a nice lanai on the back. Public records indicate the roof was replaced in 2018. Note: an engineering report dated 2004 indicates sinkhole activity on this property. A 2026 ground investigation report indicates no sinkhole activity at this property. Owner is in process of notifying the county and getting designation changed. Buyers are encouraged to do their own due diligence regarding this situation.

17. 2026-03-30
    listed $249,900 Active

    Show marketing remark (793 chars)

    Welcome home to this 4 bedroom, 2 bathroom, 2 car garage in the Heather! Situated on an oversized, corner lot, this property has so much to offer! The interior is in the process of being paint, there's durable laminate flooring throughout most of the home, and both bathrooms have some updates. The functional layout features a great room, dining area, and an eat-in kitchen. There's also a nice lanai on the back. Public records indicate the roof was replaced in 2018. Note: an engineering report dated 2004 indicates sinkhole activity on this property. A 2026 ground investigation report indicates no sinkhole activity at this property. Owner is in process of notifying the county and getting designation changed. Buyers are encouraged to do their own due diligence regarding this situation.

18. 2019-11-11
    historical
19. 2016-01-29
    soldstatus $60,000
20. 2016-01-29
    soldstatus $60,000
21. 2015-11-17
    listed $67,500
22. 2015-11-17
    listed $67,500
23. 2015-11-17
    historical
24. 2015-11-17
    listed $67,500
25. 2015-11-17
    historical
26. 2015-11-17
    listed $67,500
27. 2015-04-06
    listed $74,900
28. 2005-04-15
    soldstatus $139,900
29. 2005-03-30
    soldstatus $139,900
30. 2004-09-21
    listed $139,900
31. 2001-09-28
    soldstatus $93,400

ⓘ 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: $2,799 · $233/mo
• Projected year-2 tax: $2,799 · $233/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 5/10 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,687
• − Mortgage interest: −$13,438
• − Property taxes: −$2,799
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − HOA: −$300
• − Depreciation: −$6,979
• Taxable loss: −$3,138
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $1,651/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

+167.6% since first listed

16 events — show timeline

• 2026-03-30 Listed $249,900 HCAR
• 2026-03-30 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2019-11-11 Listing Removed — HCAR
• 2016-01-29 Sold (MLS) $60,000 St. Augustine and St. Johns County Board of REALTORS®
• 2016-01-29 Sold (MLS) $60,000 HCAR
• 2015-11-17 Listed $67,500 St. Augustine and St. Johns County Board of REALTORS®
• 2015-11-17 Listing Removed — HCAR
• 2015-11-17 Listed $67,500 HCAR
• 2015-11-17 Listing Removed — HCAR
• 2015-11-17 Listed $67,500 HCAR
• 2015-11-17 Listed $67,500 HCAR
• 2015-04-06 Listed $74,900 HCAR
• 2005-04-15 Sold (Public Records) $139,900 Public Records
• 2005-03-30 Sold (MLS) $139,900 HCAR
• 2004-09-21 Listed $139,900 HCAR
• 2001-09-28 Sold (Public Records) $93,400 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,799 · -1.2% YoY. Source: county tax records.