7253 Lamplighter St · Spring Hill, FL 34606

$175,000

4 bd · 2.0 ba · 2,247 sqft · SingleFamily public records · 19 Days on market

Built 2006 10,000 sqft lot

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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 +25.7/30.0
• 1% rule +8.6/10.0
• DSCR +8.5/10.0
• 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

Investor special with strong upside potential. This 4-bedroom, 2-bath, 2-car garage home features high ceilings and a desirable split floor plan with both front and rear porches and a fenced yard. The property has moderate fire damage presenting a prime opportunity for renovation and value creation. Ideal for a contractor or experienced investor looking for a buy-and-hold rental or fix-and-flip project. Property is being sold as-is. For safety purposes, all parties wishing to enter the home must sign a Hold Harmless Agreement prior to access. Utilities will not be restored and this will be an AS-IS sale.

Key facts

• Fenced yard
• Split floor plan
• 0.23 acre lot

Tags

• SPLIT FLOOR PLAN
• FRONT AND REAR PORCHES
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Suncoast Elementary School (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 899 students, 64% FRL); Frank W. Springstead High School (math 45% / reading 55%, grade D+, #175 of 667 statewide, top 27%, 1,896 students, 49% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 386 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• At $2,383/mo this rent would consume 50% 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 $1k of loan paydown is wiped out by about $5k 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 19 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 12 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

• Watch-outs: property tax is 3.3% of price.
• 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.36% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $404,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7244 Tranquil Dr	0.03mi	5/2.5 (+1)	2,222 (-1%)	1mo	$297,500	$134	89
463 Trafalgar Ln	0.51mi	4/2.0	2,330 (+4%)	2mo	$386,500	$166	68
237 Leafy Way Ave	0.29mi	4/3.0	2,428 (+8%)	6mo	$478,000	$197	64
173 Portland Ave	0.28mi	3/2.0 (-1)	2,097 (-7%)	8mo	$329,000	$157	64
366 Leafy Way Ave	0.31mi	3/2.0 (-1)	1,999 (-11%)	1mo	$377,000	$189	61
8018 Shepherd Ave	0.48mi	5/2.0 (+1)	2,381 (+6%)	3mo	$352,000	$148	60
7337 Price St	0.67mi	4/2.0	2,102 (-6%)	3mo	$377,500	$180	55
8005 Truce Cir	0.62mi	3/2.0 (-1)	2,127 (-5%)	8mo	$345,000	$162	51
7414 Balsam St	0.44mi	3/2.0 (-1)	1,910 (-15%)	1mo	$362,000	$190	49
124 Hallam Ct	0.57mi	4/3.0	1,981 (-12%)	7mo	$387,900	$196	44
6533 Clearwater Dr	0.66mi	3/2.5 (-1)	1,959 (-13%)	2mo	$408,000	$208	39
12738 Split Oak Dr	0.65mi	3/3.0 (-1)	2,032 (-10%)	8mo	$330,000	$162	38

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-8,578
• Equity at exit: $26,093

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $539
• Equity at exit: $15,131

Cash invested: $49,000 (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: 386
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,383 high
• Mortgage (P&I): −$918
• Tax from tax record: −$475 /mo · $5,698/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $417

Break-even live

Break-even rent $1,855

Max offer price $175,000

Occupancy floor 77%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 Rosedale Ave Spring Hill, FL	3.0	2.0	1407	$2,100	$1.49	24d	1	0.73mi
153 Rosedale Ave Spring Hill, FL	3.0	2.0	1407	$1,999	$1.42	5d	1	0.73mi
18720 Oak Way Dr Hudson, FL	3.0	2.0	1839	$2,700	$1.47	4d	1	0.90mi
6510 Hillview Rd Spring Hill, FL	4.0	2.5	2215	$2,240	$1.01	1d	1	1.19mi
8425 Omega Ln Spring Hill, FL	3.0	1.0	1596	$1,750	$1.10	24d	1	1.41mi

Listing history 34 events

1. 2026-04-25
   status Pending

   Show marketing remark (611 chars)

   Investor special with strong upside potential. This 4-bedroom, 2-bath, 2-car garage home features high ceilings and a desirable split floor plan with both front and rear porches and a fenced yard. The property has moderate fire damage presenting a prime opportunity for renovation and value creation. Ideal for a contractor or experienced investor looking for a buy-and-hold rental or fix-and-flip project. Property is being sold as-is. For safety purposes, all parties wishing to enter the home must sign a Hold Harmless Agreement prior to access. Utilities will not be restored and this will be an AS-IS sale.

2. 2026-04-25
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Investor special with strong upside potential. This 4-bedroom, 2-bath, 2-car garage home features high ceilings and a desirable split floor plan with both front and rear porches and a fenced yard. The property has moderate fire damage presenting a prime opportunity for renovation and value creation. Ideal for a contractor or experienced investor looking for a buy-and-hold rental or fix-and-flip project. Property is being sold as-is. For safety purposes, all parties wishing to enter the home must sign a Hold Harmless Agreement prior to access. Utilities will not be restored and this will be an AS-IS sale.

3. 2026-04-10
   status Active 611-char remark

   Show marketing remark (611 chars)

   Investor special with strong upside potential. This 4-bedroom, 2-bath, 2-car garage home features high ceilings and a desirable split floor plan with both front and rear porches and a fenced yard. The property has moderate fire damage presenting a prime opportunity for renovation and value creation. Ideal for a contractor or experienced investor looking for a buy-and-hold rental or fix-and-flip project. Property is being sold as-is. For safety purposes, all parties wishing to enter the home must sign a Hold Harmless Agreement prior to access. Utilities will not be restored and this will be an AS-IS sale.

4. 2026-04-10
   status Active

   Show marketing remark (611 chars)

   Investor special with strong upside potential. This 4-bedroom, 2-bath, 2-car garage home features high ceilings and a desirable split floor plan with both front and rear porches and a fenced yard. The property has moderate fire damage presenting a prime opportunity for renovation and value creation. Ideal for a contractor or experienced investor looking for a buy-and-hold rental or fix-and-flip project. Property is being sold as-is. For safety purposes, all parties wishing to enter the home must sign a Hold Harmless Agreement prior to access. Utilities will not be restored and this will be an AS-IS sale.

5. 2026-03-30
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Investor special with strong upside potential. This 4-bedroom, 2-bath, 2-car garage home features high ceilings and a desirable split floor plan with both front and rear porches and a fenced yard. The property has moderate fire damage presenting a prime opportunity for renovation and value creation. Ideal for a contractor or experienced investor looking for a buy-and-hold rental or fix-and-flip project. Property is being sold as-is. For safety purposes, all parties wishing to enter the home must sign a Hold Harmless Agreement prior to access. Utilities will not be restored and this will be an AS-IS sale.

6. 2026-03-30
   status Pending

   Show marketing remark (611 chars)

   Investor special with strong upside potential. This 4-bedroom, 2-bath, 2-car garage home features high ceilings and a desirable split floor plan with both front and rear porches and a fenced yard. The property has moderate fire damage presenting a prime opportunity for renovation and value creation. Ideal for a contractor or experienced investor looking for a buy-and-hold rental or fix-and-flip project. Property is being sold as-is. For safety purposes, all parties wishing to enter the home must sign a Hold Harmless Agreement prior to access. Utilities will not be restored and this will be an AS-IS sale.

7. 2026-03-25
   listed $175,000 Active
8. 2026-03-20
   listed $175,000 Active 611-char remark

   Show marketing remark (611 chars)

   Investor special with strong upside potential. This 4-bedroom, 2-bath, 2-car garage home features high ceilings and a desirable split floor plan with both front and rear porches and a fenced yard. The property has moderate fire damage presenting a prime opportunity for renovation and value creation. Ideal for a contractor or experienced investor looking for a buy-and-hold rental or fix-and-flip project. Property is being sold as-is. For safety purposes, all parties wishing to enter the home must sign a Hold Harmless Agreement prior to access. Utilities will not be restored and this will be an AS-IS sale.

9. 2026-02-09
   historical $1,849
10. 2026-02-06
    listed $1,849
11. 2024-12-24
    historical $1,849
12. 2024-12-11
    price $1,849
13. 2024-12-04
    price $1,879
14. 2024-11-27
    price $1,949
15. 2024-11-20
    price $1,989
16. 2024-11-13
    price $2,059
17. 2024-11-09
    price $2,139
18. 2024-11-02
    listed $2,199
19. 2022-08-06
    price $2,509
20. 2022-06-22
    soldstatus $355,000
21. 2022-06-21
    soldstatus $355,000 Closed 1056-char remark

    Show marketing remark (1056 chars)

    3000 plus square feet of an open floor plan beautiful home is MOVE IN READY! Ceramic tile throughout the living space of this 4 bedroom 2 full bathroom with an oversized 2 car garage. Bedrooms have fresh carpeting and the entire inside and outside have been freshly painted. The kitchen has a ton of cabinet storage and a large pantry. The Master Suite is on one side of the home with windows that face the fenced-in backyard, a huge walk-in closet, an updated walk-in tiled shower, and much more room for a lot of furniture. The other three bedrooms are spacious and include walk-in closets as well. The front room can be used as a den or office space. The formal dining room is a wonderful place for all your dinner parties. The sliding glass doors lead you out to a long patio that includes sunshades for the evening sunsets. The backyard is big enough for a pool if you so desire. Quiet neighborhood, close to shopping, restaurants, and the Florida beaches. All you need is to unpack your personal belongings and enjoy. Come made this home yours today!

22. 2022-05-28
    status Pending 1056-char remark

    Show marketing remark (1056 chars)

    3000 plus square feet of an open floor plan beautiful home is MOVE IN READY! Ceramic tile throughout the living space of this 4 bedroom 2 full bathroom with an oversized 2 car garage. Bedrooms have fresh carpeting and the entire inside and outside have been freshly painted. The kitchen has a ton of cabinet storage and a large pantry. The Master Suite is on one side of the home with windows that face the fenced-in backyard, a huge walk-in closet, an updated walk-in tiled shower, and much more room for a lot of furniture. The other three bedrooms are spacious and include walk-in closets as well. The front room can be used as a den or office space. The formal dining room is a wonderful place for all your dinner parties. The sliding glass doors lead you out to a long patio that includes sunshades for the evening sunsets. The backyard is big enough for a pool if you so desire. Quiet neighborhood, close to shopping, restaurants, and the Florida beaches. All you need is to unpack your personal belongings and enjoy. Come made this home yours today!

23. 2022-05-13
    listed $375,000 Active 1056-char remark

    Show marketing remark (1056 chars)

    3000 plus square feet of an open floor plan beautiful home is MOVE IN READY! Ceramic tile throughout the living space of this 4 bedroom 2 full bathroom with an oversized 2 car garage. Bedrooms have fresh carpeting and the entire inside and outside have been freshly painted. The kitchen has a ton of cabinet storage and a large pantry. The Master Suite is on one side of the home with windows that face the fenced-in backyard, a huge walk-in closet, an updated walk-in tiled shower, and much more room for a lot of furniture. The other three bedrooms are spacious and include walk-in closets as well. The front room can be used as a den or office space. The formal dining room is a wonderful place for all your dinner parties. The sliding glass doors lead you out to a long patio that includes sunshades for the evening sunsets. The backyard is big enough for a pool if you so desire. Quiet neighborhood, close to shopping, restaurants, and the Florida beaches. All you need is to unpack your personal belongings and enjoy. Come made this home yours today!

24. 2019-02-25
    soldstatus $185,000
25. 2019-02-21
    soldstatus $185,000
26. 2019-02-21
    soldstatus $185,000
27. 2018-10-05
    listed $189,900
28. 2018-10-05
    listed $189,900
29. 2010-07-28
    soldstatus $115,000
30. 2010-07-13
    listed $119,900
31. 2007-01-05
    soldstatus $219,990
32. 2006-11-10
    listed $219,990
33. 2005-07-01
    soldstatus $47,750
34. 2005-05-13
    listed $47,750

ⓘ 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: $5,698 · $475/mo
• Projected year-2 tax: $5,698 · $475/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 ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,598
• − Mortgage interest: −$9,803
• − Property taxes: −$5,698
• − Insurance: −$875
• − Repairs & maintenance: −$2,288
• − Management: −$2,288
• − Depreciation: −$5,091
• Taxable income: $2,555
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $4,393/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

+266.5% since first listed

34 events — show timeline

• 2026-04-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Pending — HCAR
• 2026-04-10 Relisted — HCAR
• 2026-04-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Pending — HCAR
• 2026-03-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $175,000 HCAR
• 2026-02-09 Rental Removed $1,849 Tricon
• 2026-02-06 Listed for Rent $1,849 Tricon
• 2024-12-24 Rental Removed $1,849 RENT.
• 2024-12-11 Price Changed $1,849 RENT.
• 2024-12-04 Price Changed $1,879 RENT.
• 2024-11-27 Price Changed $1,949 RENT.
• 2024-11-20 Price Changed $1,989 RENT.
• 2024-11-13 Price Changed $2,059 RENT.
• 2024-11-09 Price Changed $2,139 RENT.
• 2024-11-02 Listed for Rent $2,199 RENT.
• 2022-08-06 Price Changed $2,509 RENT.
• 2022-06-22 Sold (Public Records) $355,000 Public Records
• 2022-06-21 Sold (MLS) $355,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-13 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-25 Sold (Public Records) $185,000 Public Records
• 2019-02-21 Sold (MLS) $185,000 St. Augustine and St. Johns County Board of REALTORS®
• 2019-02-21 Sold (MLS) $185,000 HCAR
• 2018-10-05 Listed $189,900 St. Augustine and St. Johns County Board of REALTORS®
• 2018-10-05 Listed $189,900 HCAR
• 2010-07-28 Sold (MLS) $115,000 HCAR
• 2010-07-13 Listed $119,900 HCAR
• 2007-01-05 Sold (MLS) $219,990 HCAR
• 2006-11-10 Listed $219,990 HCAR
• 2005-07-01 Sold (MLS) $47,750 HCAR
• 2005-05-13 Listed $47,750 HCAR

Property tax history

+10.4%/yr

Latest (2025): $5,698 · -1.4% YoY. Source: county tax records.