521 Smith St · Brooksville, FL 34601

$122,999

2 bd · 1.0 ba · 656 sqft · SingleFamily public records · 1 Days on market

Built 1982

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice remodeled home with a new roof in 2020 and air conditioner. Window units no longer used. New electric panel. Laminate wood flooring throughout the home. Nicely painted walls and remodeled kitchen with sparkling countertops and stainless steel appliances. Newer bathroom tub/shower, toilet, sink and mirror with tiled flooring. A separate building to house the washer and dryer. An extra lot with the house in addition to 2 more lots. Each lot is 49X100 making the total property 98X200. A beautiful fenced back yard with 2 additional lots to potentially extend the yard or possibly build on. Great investment property with tenants paying $800.00 per month. Due to not wanting to disturb these great paying tenants, only serious buyers will be shown the property. Buyer must be serious enough to sign a contract, and then a showing can be arranged for the inspection period. No sign on the property and do not disturb the tenants. Located at the end of the road and very private. Please note that the floors are not level. Key #s 9573 & 9582. Cash Only. Tenants remain until lease expires June 15, 2021.

Key facts

• Two additional lots
• Public sewer
• Huge fenced in yard

Tags

• HUGE FENCED IN YARD
• TWO ADDITIONAL LOTS
• PUBLIC WATER
• PUBLIC SEWER
• CENTRAL AIR
• ROOF WAS REDONE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Cap rate 8.0% vs local median 0.5% in Brooksville — 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 71/100 on livability (#377 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime 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.
• Market conditions: Rents flat; 498 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $850 of loan paydown is wiped out by about $4k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 11y 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 $80k; list at $123k implies a 54% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.04% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-12,303
• Equity at exit: $18,340

10-year hold

• IRR: -5.1%
• Equity multiple: 0.71×
• Total profit: $-9,966
• Equity at exit: $10,635

Cash invested: $34,440 (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 34601

• Home prices YoY: -29.7%
• Rents YoY: 0.2%
• Active inventory: 498
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$645
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $175

Break-even live

Break-even rent $1,056

Max offer price $122,999

Occupancy floor 81%

Sensitivity live

Price	-10% $244	-5% $210	+0% $175	+5% $140	+10% $105
Rent	-10% $74	-5% $124	+0% $175	+5% $225	+10% $276
Rate	-1.0pp $237	-0.5pp $206	base $175	+0.5pp $143	+1.0pp $110

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
253 Dryden Pl Brooksville, FL	1.0	1.0	667	$1,275	$1.91	25d	1	0.28mi
265 Dryden Pl Brooksville, FL	1.0	1.0	667	$1,229	$1.84	25d	1	0.29mi
222 Dryden Pl Brooksville, FL	1.0	1.0	667	$1,275	$1.91	6d	1	0.35mi
181 Dryden Pl Brooksville, FL	1.0–2.0	1.0	714	$1,395	$1.95	14d	4	0.37mi
217 Oakland Ave Unit 217 Brooksville, FL	1.0	1.0	506	$1,250	$2.47	25d	1	0.55mi
460 Hale Ave Brooksville, FL	1.0–2.0	1.0	767	$1,225	$1.60	6d	2	0.76mi
203 D St Brooksville, FL	3.0	1.0	748	$1,600	$2.14	25d	1	0.81mi
932 Freedom Way Brooksville, FL	1.0–3.0	1.0–2.0	917	$1,266	$1.38	25d	1	0.91mi
20180 Barnett Rd Brooksville, FL	1.0–2.0	1.0–2.0	783	$999	$1.28	11d	1	1.44mi

Listing history 27 events

1. 2026-05-26
   listed $122,999 Active
2. 2023-08-28
   historical
3. 2023-08-24
   historical
4. 2023-08-21
   historical
5. 2023-08-11
   price $119,900
6. 2023-08-04
   status Active
7. 2023-07-13
   price $124,999
8. 2023-06-10
   price $123,999
9. 2023-06-08
   price $127,999
10. 2023-05-13
    status Active
11. 2023-05-12
    status Pending
12. 2023-05-06
    listed $128,999 Active
13. 2021-05-13
    soldstatus $80,000
14. 2021-05-11
    soldstatus $80,000 1114-char remark

    Show marketing remark (1114 chars)

    Nice remodeled home with a new roof in 2020 and air conditioner. Window units no longer used. New electric panel. Laminate wood flooring throughout the home. Nicely painted walls and remodeled kitchen with sparkling countertops and stainless steel appliances. Newer bathroom tub/shower, toilet, sink and mirror with tiled flooring. A separate building to house the washer and dryer. An extra lot with the house in addition to 2 more lots. Each lot is 49X100 making the total property 98X200. A beautiful fenced back yard with 2 additional lots to potentially extend the yard or possibly build on. Great investment property with tenants paying $800.00 per month. Due to not wanting to disturb these great paying tenants, only serious buyers will be shown the property. Buyer must be serious enough to sign a contract, and then a showing can be arranged for the inspection period. No sign on the property and do not disturb the tenants. Located at the end of the road and very private. Please note that the floors are not level. Key #s 9573 & 9582. Cash Only. Tenants remain until lease expires June 15, 2021.

15. 2021-05-11
    soldstatus $80,000

    Show marketing remark (1114 chars)

    Nice remodeled home with a new roof in 2020 and air conditioner. Window units no longer used. New electric panel. Laminate wood flooring throughout the home. Nicely painted walls and remodeled kitchen with sparkling countertops and stainless steel appliances. Newer bathroom tub/shower, toilet, sink and mirror with tiled flooring. A separate building to house the washer and dryer. An extra lot with the house in addition to 2 more lots. Each lot is 49X100 making the total property 98X200. A beautiful fenced back yard with 2 additional lots to potentially extend the yard or possibly build on. Great investment property with tenants paying $800.00 per month. Due to not wanting to disturb these great paying tenants, only serious buyers will be shown the property. Buyer must be serious enough to sign a contract, and then a showing can be arranged for the inspection period. No sign on the property and do not disturb the tenants. Located at the end of the road and very private. Please note that the floors are not level. Key #s 9573 & 9582. Cash Only. Tenants remain until lease expires June 15, 2021.

16. 2021-03-22
    listed $84,900 1114-char remark

    Show marketing remark (1114 chars)

    Nice remodeled home with a new roof in 2020 and air conditioner. Window units no longer used. New electric panel. Laminate wood flooring throughout the home. Nicely painted walls and remodeled kitchen with sparkling countertops and stainless steel appliances. Newer bathroom tub/shower, toilet, sink and mirror with tiled flooring. A separate building to house the washer and dryer. An extra lot with the house in addition to 2 more lots. Each lot is 49X100 making the total property 98X200. A beautiful fenced back yard with 2 additional lots to potentially extend the yard or possibly build on. Great investment property with tenants paying $800.00 per month. Due to not wanting to disturb these great paying tenants, only serious buyers will be shown the property. Buyer must be serious enough to sign a contract, and then a showing can be arranged for the inspection period. No sign on the property and do not disturb the tenants. Located at the end of the road and very private. Please note that the floors are not level. Key #s 9573 & 9582. Cash Only. Tenants remain until lease expires June 15, 2021.

17. 2021-03-22
    listed $84,900

    Show marketing remark (1114 chars)

    Nice remodeled home with a new roof in 2020 and air conditioner. Window units no longer used. New electric panel. Laminate wood flooring throughout the home. Nicely painted walls and remodeled kitchen with sparkling countertops and stainless steel appliances. Newer bathroom tub/shower, toilet, sink and mirror with tiled flooring. A separate building to house the washer and dryer. An extra lot with the house in addition to 2 more lots. Each lot is 49X100 making the total property 98X200. A beautiful fenced back yard with 2 additional lots to potentially extend the yard or possibly build on. Great investment property with tenants paying $800.00 per month. Due to not wanting to disturb these great paying tenants, only serious buyers will be shown the property. Buyer must be serious enough to sign a contract, and then a showing can be arranged for the inspection period. No sign on the property and do not disturb the tenants. Located at the end of the road and very private. Please note that the floors are not level. Key #s 9573 & 9582. Cash Only. Tenants remain until lease expires June 15, 2021.

18. 2019-11-11
    historical
19. 2018-02-15
    historical
20. 2018-01-13
    listed $47,500
21. 2017-06-22
    soldstatus $26,000
22. 2016-03-16
    soldstatus $9,500
23. 2016-03-15
    soldstatus $9,500
24. 2016-03-15
    soldstatus $9,500
25. 2015-08-07
    listed $13,500
26. 2015-08-07
    listed $13,500
27. 2015-02-11
    listed $14,900

ⓘ 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: $1,654 · $138/mo
• Projected year-2 tax: $1,654 · $138/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 9/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,324
• − Mortgage interest: −$6,890
• − Property taxes: −$1,654
• − Insurance: −$615
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,578
• Taxable income: $136
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $2,065/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 — Brooksville

• Score: 71/100
• State rank: #377
• US rank: #6668

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooksville, FL
• County: Hernando County · 169,677 people
• City population: 57,094
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,115
• Household income: $60,440
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 664.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 11% Black 8% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2% Dominican 1%
• Common ancestry: Slovak 4% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -132.68%
• Current HPI: 313.4695
• Rent YoY: ▲ 0.19%
• 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

+725.5% since first listed

27 events — show timeline

• 2026-05-26 Listed $122,999 FSBO.com
• 2023-08-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-08-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-08-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-08-11 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2023-08-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-07-13 Price Changed $124,999 Stellar MLS as Distributed by MLS Grid
• 2023-06-10 Price Changed $123,999 Stellar MLS as Distributed by MLS Grid
• 2023-06-08 Price Changed $127,999 Stellar MLS as Distributed by MLS Grid
• 2023-05-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-06 Listed $128,999 Stellar MLS as Distributed by MLS Grid
• 2021-05-13 Sold (Public Records) $80,000 Public Records
• 2021-05-11 Sold (MLS) $80,000 St. Augustine and St. Johns County Board of REALTORS®
• 2021-05-11 Sold (MLS) $80,000 HCAR
• 2021-03-22 Listed $84,900 St. Augustine and St. Johns County Board of REALTORS®
• 2021-03-22 Listed $84,900 HCAR
• 2019-11-11 Listing Removed — HCAR
• 2018-02-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-01-13 Listed $47,500 Stellar MLS as Distributed by MLS Grid
• 2017-06-22 Sold (Public Records) $26,000 Public Records
• 2016-03-16 Sold (Public Records) $9,500 Public Records
• 2016-03-15 Sold (MLS) $9,500 St. Augustine and St. Johns County Board of REALTORS®
• 2016-03-15 Sold (MLS) $9,500 HCAR
• 2015-08-07 Listed $13,500 St. Augustine and St. Johns County Board of REALTORS®
• 2015-08-07 Listed $13,500 HCAR
• 2015-02-11 Listed $14,900 HCAR

Property tax history

+11.8%/yr

Latest (2025): $1,654 · +10.3% YoY. Source: county tax records.