34912 Hawkiowa Rd · Ridge Manor, FL 33523

$45,000

2 bd · 2.0 ba · 576 sqft · Manufactured public records · 289 Days on market

Manufactured home 55+ age-restricted Built 1973 Fair condition 5,503 sqft lot $78/sqft · 47% below area Est $85k · 47% under $12/mo HOA · 1% of rent

---

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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Appreciation +7.5/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.7

Listing remarks

Investor or Handyman Special! Opportunity knocks in this 55+ community where you own the land and enjoy the freedom of low monthly costs. This mobile home is ready for someone with vision to bring it back to life. Floors will need replacement, and the metal roof requires attention. A/C status is unknown. Water is currently on. With some TLC, this property has great potential as a cozy winter retreat or comfortable year-round residence. A spacious Florida room adds valuable bonus living space—perfect for relaxing, hobbies, or entertaining once updated. If you're looking for an affordable project with solid upside in a desirable 55+ community, this is the one.

Key facts

• Florida room
• Bonus living space
• 5,503 sq ft lot

Tags

• FLORIDA ROOM
• BONUS LIVING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#736 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; 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: Eastside Elementary School (math 37% / reading 32%, grade F, #1,709 of 2,144 statewide, top 81%, 737 students, 73% FRL); D. S. Parrott Middle School (math 40% / reading 40%, grade F, #368 of 571 statewide, top 65%, 835 students, 67% FRL).
• Zoned-school proficiency averages 37% at this address vs 50% district-wide (-13 pts) — the specific schools serving this property underperform the Hernando average; the district grade overstates school quality for this exact location.
• Market conditions: 418 active listings in the ZIP; 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($311 loan paydown + $4k appreciation (10.0% local appreciation)).
• Hernando County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $45k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 2.29% ✓
• Cap rate: 18.34%
• Cash-on-cash: 43.04%
• DSCR: 2.91
• GRM: 3.6

CMA / ARV

• ARV (median comp): $85,000
• List price: $45,000
• Delta: -47.06%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35004 Hawkiowa Rd	0.18mi	2/1.5	648 (+12%)	6mo	$85,000	$131	64
34950 Hawkiowa Rd	0.06mi	1/1.0 (-1)	560 (-3%)	30mo	$97,000	$173	63
34925 Emily Dr	0.27mi	2/1.0	644 (+12%)	7mo	$94,300	$146	58
34915 Major Dade Dr	0.14mi	2/1.0	624 (+8%)	21mo	$65,000	$104	58
3983 Geyser St	0.12mi	2/2.0	720 (+25%)	17mo	$75,000	$104	55
3235 Tapioca St	0.53mi	2/1.0	576 (0%)	27mo	$32,000	$56	51
34888 Major Dade Dr	0.16mi	1/1.5 (-1)	644 (+12%)	28mo	$83,000	$129	46
34952 Talisman St	0.58mi	1/1.0 (-1)	560 (-3%)	30mo	$45,000	$80	39
3213 Dublin Rd	0.76mi	2/1.0	660 (+15%)	29mo	$55,000	$83	17

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.8%
• Equity multiple: 5.23×
• Total profit: $53,337
• Equity at exit: $40,540

10-year hold

• IRR: 51.3%
• Equity multiple: 11.68×
• Total profit: $134,525
• Equity at exit: $87,425

Cash invested: $12,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $84,000 ($125/sqft)
• Median days on market: 51 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +18.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33523

• Home prices YoY: 3.8%
• Active inventory: 418
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$19
• HOA: −$12
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $452

Break-even live

Break-even rent $457

Max offer price $45,000

Occupancy floor 51%

Sensitivity live

Price	-10% $477	-5% $465	+0% $452	+5% $439	+10% $426
Rent	-10% $371	-5% $411	+0% $452	+5% $493	+10% $533
Rate	-1.0pp $475	-0.5pp $463	base $452	+0.5pp $440	+1.0pp $428

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: $11,250
• Closing costs: $1,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Total annual fees $150
• HOA & community: Has optional HOA (monthly fee $12.50)Association amenities include clubhouse and shuffleboard courtAssociation fee covers recreational facilitiesSenior communityPets allowedGolf carts allowedAssociation recreation owned

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public waterPublic sewerBroadband/High-Speed internet availableCable available
• Home design: Mobile home (single wide)One storyFaces northProperty listed as residential, fixer condition
• Construction: Metal sidingMetal roofCrawlspace foundationBuilt on a single-wide body type
• Exterior features: DeckSliding doorsStorage shed(s)Mature landscapingPublic maintained paved/asphalt road access

Interior

• Kitchen: RangeRefrigerator
• Bedrooms: 1 bedroom
• Flooring: CarpetLinoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fansLiving room / dining room comboFlorida room
• Laundry & utility: WasherDryerLaundry located outside

HOA detail $12/mo · $144/yr

• Likely covers: water

Listing history 50 events

1. 2026-09-24
   days on market $45,000 Active 289 DOM
2. 2026-09-23
   days on market $45,000 Active 288 DOM
3. 2026-09-22
   days on market $45,000 Active 287 DOM
4. 2026-09-21
   days on market $45,000 Active 286 DOM
5. 2026-09-20
   days on market $45,000 Active 285 DOM
6. 2026-09-19
   days on market $45,000 Active 284 DOM
7. 2026-09-18
   days on market $45,000 Active 283 DOM
8. 2026-09-17
   days on market $45,000 Active 282 DOM
9. 2026-09-16
   days on market $45,000 Active 281 DOM
10. 2026-09-15
    days on market $45,000 Active 280 DOM
11. 2026-09-14
    days on market $45,000 Active 279 DOM
12. 2026-09-13
    days on market $45,000 Active 278 DOM
13. 2026-09-12
    days on market $45,000 Active 277 DOM
14. 2026-09-11
    days on market $45,000 Active 276 DOM
15. 2026-09-05
    days on market $45,000 Active 270 DOM
16. 2026-09-04
    days on market $45,000 Active 269 DOM
17. 2026-09-03
    days on market $45,000 Active 268 DOM
18. 2026-08-31
    days on market $45,000 Active 265 DOM
19. 2026-08-30
    days on market $45,000 Active 264 DOM
20. 2026-08-29
    days on market $45,000 Active 263 DOM
21. 2026-08-28
    days on market $45,000 Active 262 DOM
22. 2026-08-25
    days on market $45,000 Active 259 DOM
23. 2026-08-24
    days on market $45,000 Active 258 DOM
24. 2026-08-23
    days on market $45,000 Active 257 DOM
25. 2026-08-22
    days on market $45,000 Active 256 DOM
26. 2026-08-20
    days on market $45,000 Active 254 DOM
27. 2026-08-19
    days on market $45,000 Active 253 DOM
28. 2026-08-18
    days on market $45,000 Active 252 DOM
29. 2026-08-17
    days on market $45,000 Active 251 DOM
30. 2026-08-16
    days on market $45,000 Active 250 DOM
31. 2026-08-15
    days on market $45,000 Active 249 DOM
32. 2026-08-14
    days on market $45,000 Active 248 DOM
33. 2026-08-13
    days on market $45,000 Active 247 DOM
34. 2026-08-12
    days on market $45,000 Active 246 DOM
35. 2026-08-11
    days on market $45,000 Active 245 DOM
36. 2026-08-10
    days on market $45,000 Active 244 DOM
37. 2026-08-09
    days on market $45,000 Active 243 DOM
38. 2026-08-08
    days on market $45,000 Active 242 DOM
39. 2026-08-06
    days on market $45,000 Active 240 DOM
40. 2026-08-05
    days on market $45,000 Active 239 DOM
41. 2026-08-04
    days on market $45,000 Active 238 DOM
42. 2026-08-03
    days on market $45,000 Active 237 DOM
43. 2026-07-31
    days on market $45,000 Active 234 DOM
44. 2026-07-30
    days on market $45,000 Active 233 DOM
45. 2026-07-30
    days on market $45,000 Active 232 DOM
46. 2026-07-28
    days on market $45,000 Active 231 DOM
47. 2026-07-26
    days on market $45,000 Active 229 DOM
48. 2026-07-24
    days on market $45,000 Active 227 DOM
49. 2026-07-23
    days on market $45,000 Active 226 DOM
50. 2026-07-22
    days on market $45,000 Active 225 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: $1,131 · $94/mo
• Projected year-2 tax: $1,131 · $94/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 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: $12,347
• − Mortgage interest: −$2,521
• − Property taxes: −$1,131
• − Insurance: −$225
• − Repairs & maintenance: −$988
• − Management: −$988
• − HOA: −$144
• − Depreciation: −$1,309
• Taxable income: $5,042
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $4,213/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab Est. rehab $14,400–$25,920 screening

This mobile home requires moderate repairs and maintenance, including re-roofing, painting, and updating the flooring. With these improvements, it has great potential for increased value as a cozy winter retreat or comfortable year-round residence.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be missing or damaged, indicating a major issue that needs immediate attention.
• Major Windows (windows) — The windows appear to be old and possibly not functioning properly, indicating a major issue that needs immediate attention.
• Major Electrical (electrical) — The electrical panel appears to be old and possibly not functioning properly, indicating a major issue that needs immediate attention.
• Major Plumbing (plumbing) — The plumbing appears to be old and possibly not functioning properly, indicating a major issue that needs immediate attention.
• Major Exterior (exterior) — The exterior of the house appears to be old and possibly not functioning properly, indicating a major issue that needs immediate attention.

Repairs flagged

• Major Metal roof — Signs of rust and potential water damage.
• Moderate Siding — Peeling and discoloration indicate wear and need for repair or replacement.
• Minor Hardwood flooring — Worn appearance, possibly requiring refinishing or replacement.

Value-add opportunities

• Resale Re-roofing — A new roof will significantly improve the home's curb appeal and reduce maintenance costs. ↑
• Rental Painting exterior walls — Fresh paint will make the home more attractive to renters and improve its curb appeal. ↑
• Both Refinishing or replacing hardwood flooring — This will enhance the home's aesthetic and increase its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Eastside Elementary School F FL #1,709/2,144 Nat'l #23,081/41,679 Middle D. S. Parrott Middle School F FL #368/571 Nat'l #6,005/14,009 High Hernando High School F FL #275/667 Nat'l #7,572/17,239

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

C Composite livability gradescore 63/100

Livability — Ridge Manor

• Score: 63/100
• State rank: #736
• US rank: #15912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridge Manor, FL
• County: Pasco · 189,218 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 19,296
• Household income: $60,897
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 6% of renters

---

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 28% Black 10% Two or more races 10% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 5% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 75% English-only · Spanish 21% Other Indo-European 2% Chinese 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: ▲ 16.36%
• Current HPI: 448.7
• 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

Property features AI

Finance

• Other: Total annual fees $150
• HOA & community: Has optional HOA (monthly fee $12.50)Association amenities include clubhouse and shuffleboard courtAssociation fee covers recreational facilitiesSenior communityPets allowedGolf carts allowedAssociation recreation owned

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public waterPublic sewerBroadband/High-Speed internet availableCable available
• Home design: Mobile home (single wide)One storyFaces northProperty listed as residential, fixer condition
• Construction: Metal sidingMetal roofCrawlspace foundationBuilt on a single-wide body type
• Exterior features: DeckSliding doorsStorage shed(s)Mature landscapingPublic maintained paved/asphalt road access

Interior

• Kitchen: RangeRefrigerator
• Bedrooms: 1 bedroom
• Flooring: CarpetLinoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fansLiving room / dining room comboFlorida room
• Laundry & utility: WasherDryerLaundry located outside

Price history

+805.7% since first listed

7 events — show timeline

• 2026-04-18 Price Changed $48,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-17 Price Changed $69,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-08 Listed $72,000 Stellar MLS as Distributed by MLS Grid
• 2002-07-24 Sold (Public Records) $28,500 Public Records
• 1980-01-01 Sold (Public Records) $5,300 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,131 · +1.1% YoY. Source: county tax records.