6093 Ashland Dr · Spring Hill, FL 34606

$225,000

5 bd · 4.0 ba · 2,770 sqft · SingleFamily public records · 20 Days on market

Built 1972 0.43 ac lot

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Why this score? — see what drove the B- 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking to save thousands on your home purchase? Well look no further this home qualifies for a No Closing Cost Loan. Here is your opportunity to own this charming 5 bed / 4 bath home located on an oversize lot in Spring Hill. This home has so much to offer and features you will be looking for in your next home. Recently painted interior and Exterior, Updated Bathrooms + Kitchen, NEW A/C + Duct work , NEW Electrical panel, and Water Softener are just some of the many updates you will love. Upon entering you have the open floor plan concept with new flooring throughout and a soft color palate to compliment everyone’s taste. The FULLY UPDATED KITCHEN offers granite counter tops, oak wood cabinetry, tiled back splash, new tile flooring and New appliances. The split bedroom floor plan provides peace and tranquility among the house hold. All rooms generously sized and ideal for large families, guests, home office, craft/hobby room or nearly anything else to fit your lifestyle needs. Step out to the enclosed and tiled Florida room and discover ample space for a pool table, game room or additional furniture. The over-sized corner lot is fully fenced in and offers 3 sheds and Jacuzzi tub and electricity available to install a private pool. Minutes to shopping, restaurants and the Suncoast Parkway. This is the perfect place to call HOME. Come & see this one.

Key facts

• 0.43 acre lot
• 2 garage spots
• Built 1972

Property features AI

Finance

• Other: Lot size about 0.43 acres (0.25–0.5 acre); Building area total 3,532 square feet; living area 2,770 square feet
• Financial info: No lease restrictions; Annual tax information provided (not included per instructions)
• HOA & community: No association indicated

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single family residence; Residential property; One level; Facing north
• Construction: Block construction; Shingle roof; Slab foundation; Built on 0.43-acre lot
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 5 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.4% in Spring Hill — 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 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.
• Zoned schools: Westside Elementary School (math 53% / reading 46%, grade D, #1,088 of 2,144 statewide, top 53%, 523 students, 76% FRL); Weeki Wachee High School (math 41% / reading 42%, grade F, #284 of 667 statewide, top 43%, 1,435 students, 52% FRL).
• Market conditions: Rents soft (-0.9%/yr); 392 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• At $3,103/mo this rent would consume 65% of the median local household income ($57k/yr) (locally 733% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 20 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $457,050
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6056 Airmont Dr	0.11mi	5/3.0	3,002 (+8%)	22mo	$484,999	$162	58
6345 Piedmont Dr	0.73mi	4/3.0 (-1)	2,498 (-10%)	4mo	$424,900	$170	38
6197 Pinehurst Dr	0.53mi	4/2.5 (-1)	2,356 (-15%)	3mo	$345,000	$146	37
6273 Pinehurst Dr	0.60mi	4/3.0 (-1)	2,456 (-11%)	11mo	$405,000	$165	35

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $153
• Equity at exit: $33,548

10-year hold

• IRR: 6.1%
• Equity multiple: 1.39×
• Total profit: $24,283
• 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 34606

• Home prices YoY: -24.7%
• Rents YoY: -0.9%
• Active inventory: 392
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,103 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$463 /mo · $5,551/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $715

Break-even live

Break-even rent $2,198

Max offer price $225,000

Occupancy floor 72%

Sensitivity live

Price	-10% $843	-5% $779	+0% $715	+5% $651	+10% $588
Rent	-10% $470	-5% $593	+0% $715	+5% $838	+10% $960
Rate	-1.0pp $828	-0.5pp $772	base $715	+0.5pp $657	+1.0pp $598

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6018 Newmark St Spring Hill, FL	4.0	3.0	2252	$3,500	$1.55	18d	1	0.40mi
6510 Hillview Rd Spring Hill, FL	4.0	2.5	2215	$2,240	$1.01	0d	1	0.75mi

Listing history 14 events

1. 2026-06-21
   days on market $225,000 Active 20 DOM
2. 2026-06-18
   days on market $225,000 Active 17 DOM
3. 2026-06-17
   days on market $225,000 Active 16 DOM
4. 2026-06-16
   days on market $225,000 Active 15 DOM
5. 2026-06-15
   days on market $225,000 Active 14 DOM
6. 2026-06-13
   days on market $225,000 Active 12 DOM
7. 2026-06-13
   days on market $225,000 Active 11 DOM
8. 2026-06-09
   days on market $225,000 Active 8 DOM
9. 2026-06-08
   days on market $225,000 Active 7 DOM
10. 2026-06-07
    days on market $225,000 Active 6 DOM
11. 2026-06-04
    days on market $225,000 Active 3 DOM
12. 2026-06-03
    days on market $225,000 Active 2 DOM
13. 2026-06-02
    remarks 471-char remark
14. 2026-06-02
    listed $225,000 Active 1 DOM

ⓘ 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: $5,551 · $463/mo
• Projected year-2 tax: $5,551 · $463/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 4/10 Moderate
• 🌡 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: $37,236
• − Mortgage interest: −$12,603
• − Property taxes: −$5,551
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,979
• − Management: −$2,979
• − Depreciation: −$6,545
• Taxable income: $5,454
• Est. tax owed @ 24.0%: −$1,309
• After-tax cash flow: $7,273/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

+181.6% since first listed

24 events — show timeline

• 2026-06-01 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-02 Listing Removed — HCAR
• 2024-08-22 Price Changed $340,000 HCAR
• 2024-08-01 Price Changed $290,000 HCAR
• 2024-07-25 Price Changed $330,000 HCAR
• 2024-07-18 Listed $340,000 HCAR
• 2019-03-13 Sold (Public Records) $200,000 Public Records
• 2019-03-08 Sold (MLS) $200,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-16 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-18 Sold (Public Records) $89,900 Public Records
• 2013-06-11 Sold (MLS) $89,900 HCAR
• 2013-06-11 Sold (MLS) $89,900 St. Augustine and St. Johns County Board of REALTORS®
• 2013-01-04 Listed $99,000 HCAR
• 2013-01-04 Listed $99,000 St. Augustine and St. Johns County Board of REALTORS®
• 2010-04-28 Sold (MLS) $49,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-28 Sold (MLS) $49,000 HCAR
• 2009-12-30 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2009-12-30 Listed $54,900 HCAR
• 2009-12-12 Listing Removed — HCAR
• 2008-08-29 Listed $84,900 HCAR
• 2005-07-12 Sold (Public Records) $170,000 Public Records
• 2005-06-17 Sold (MLS) $170,000 HCAR
• 2005-05-02 Listed $165,000 HCAR
• 2004-03-31 Sold (Public Records) $79,900 Public Records

Property tax history

+17.0%/yr

Latest (2025): $5,551 · +2.3% YoY. Source: county tax records.