9480 Scepter Ave · Brookridge, FL 34613

$194,000

2 bd · 2.0 ba · 1,242 sqft · Manufactured public records · 26 Days on market

Built 1980 8,712 sqft lot Est $178k · 9% over $55/mo HOA · 3% of rent

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Why this score? — see what drove the D- 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 +15.1/30.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1980 2 bedroom 2 bath Laminate floors throughout the home. Beautiful pool in the back yard with a new pump. fenced back yard with lots of shed room for storage. Lots of upgrades in this home, a must see pool home in Brookridge.

Key facts

• Open layout
• Gated 24/7
• Fenced in large pool

Tags

• OPEN LAYOUT
• NEWER ROOF TPO/MEMBRANE
• ENCLOSED FLORIDA ROOM
• SCREENED IN SIDE PORCH
• FENCED IN LARGE POOL
• GATED 24/7

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $55 (includes grounds maintenance); Community amenities include clubhouse, fitness center, golf course, gated entry, racquetball, RV/boat storage, shuffleboard, security, tennis courts, and pool; Senior community; Street lights

Exterior

• Parking: Attached garage; Attached carport; Carport with 1 space
• Security: 24-hour security; Gated community with guard
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected
• Home design: Manufactured home (double wide); Residential single-family; Faces east
• Construction: Aluminum siding; Membrane roof
• Exterior features: Privacy wood fencing; In-ground private pool; Shed(s); Asphalt road frontage on a private maintained road; Lot with private road access

Interior

• Kitchen: Disposal; Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 total rooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Walk-in closet(s); Furnished negotiable
• Laundry & utility: Washer; Laundry area located in carport

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $194k.

Deal economics

• At list price, monthly cash flow is $64 ($762/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 $168k (13.6% below list).
• Recommended offer: $168k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#421 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, health & safety C-, 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: Pine Grove Elementary School (math 60% / reading 45%, grade C-, #976 of 2,144 statewide, top 46%, 991 students, 60% FRL); West Hernando Middle School (math 36% / reading 37%, grade F, #405 of 571 statewide, top 72%, 695 students, 58% FRL); Central High School (math 34% / reading 44%, grade F, #312 of 667 statewide, top 48%, 1,426 students, 53% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 695 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $6k 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 26 days — a 2% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 16y 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 $120k; list at $194k implies a 62% 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 $167,678 (13.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $177,606
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15712 Brookridge Blvd	0.39mi	2/2.0	1,246 (+0%)	2mo	$200,000	$161	79
9155 Fontaine Dr	0.30mi	2/2.0	1,296 (+4%)	2mo	$172,200	$133	77
9847 Scepter Ave	0.52mi	2/2.0	1,248 (+0%)	1mo	$154,000	$123	75
9847 Scepter Ave	0.52mi	2/2.0	1,248 (+0%)	1mo	$154,000	$123	75
8223 Fortune Hunter Dr	0.35mi	2/2.0	1,176 (-5%)	1mo	$100,000	$85	74
9259 Salvini Dr	0.33mi	2/2.0	1,152 (-7%)	1mo	$165,000	$143	72
14986 Rialto Ave	0.50mi	2/2.0	1,188 (-4%)	2mo	$185,000	$156	68
9128 Scepter Ave	0.51mi	3/2.0 (+1)	1,280 (+3%)	0mo	$183,000	$143	66
14311 Action St	0.28mi	3/2.0 (+1)	1,369 (+10%)	1mo	$230,000	$168	64
15682 Brookridge Blvd	0.46mi	2/2.0	1,104 (-11%)	0mo	$144,000	$130	60
14883 Rialto Ave	0.69mi	2/2.0	1,144 (-8%)	0mo	$148,000	$129	54
16229 Brookridge Blvd	0.48mi	3/2.0 (+1)	1,380 (+11%)	1mo	$215,000	$156	54

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-27,415
• Equity at exit: $28,926

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-18,760
• Equity at exit: $16,774

Cash invested: $54,320 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$108 /mo · $1,295/yr
• Insurance: −$81
• HOA: −$55
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $64

Break-even live

Break-even rent $1,596

Max offer price $194,000

Occupancy floor 91%

Sensitivity live

Price	-10% $173	-5% $118	+0% $64	+5% $9	+10% $-46
Rent	-10% $-69	-5% $-3	+0% $64	+5% $130	+10% $196
Rate	-1.0pp $161	-0.5pp $113	base $64	+0.5pp $13	+1.0pp $-38

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	26d	1	0.48mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	5d	1	0.52mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	6d	1	0.61mi
15466 Brookridge Blvd Brooksville, FL	2.0	2.0	828	$1,225	$1.48	26d	1	0.73mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	19d	1	0.88mi
13020 Sun Rd Brooksville, FL	2.0	2.0	1424	$1,700	$1.19	26d	1	1.37mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	23d	1	1.39mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: pool

Listing history 41 events

1. 2026-06-21
   days on market $194,000 Active 26 DOM
2. 2026-06-18
   days on market $194,000 Active 23 DOM
3. 2026-06-17
   days on market $194,000 Active 22 DOM
4. 2026-06-16
   days on market $194,000 Active 21 DOM
5. 2026-06-15
   days on market $194,000 Active 20 DOM
6. 2026-06-13
   days on market $194,000 Active 18 DOM
7. 2026-06-13
   days on market $194,000 Active 17 DOM
8. 2026-06-09
   days on market $194,000 Active 14 DOM
9. 2026-06-08
   days on market $194,000 Active 13 DOM
10. 2026-06-07
    days on market $194,000 Active 12 DOM
11. 2026-06-04
    days on market $194,000 Active 9 DOM
12. 2026-06-03
    days on market $194,000 Active 8 DOM
13. 2026-06-02
    days on market $194,000 Active 7 DOM
14. 2026-06-01
    days on market $194,000 Active 6 DOM
15. 2026-05-31
    days on market $194,000 Active 5 DOM
16. 2026-05-26
    listed $194,000 Active
17. 2026-03-25
    historical
18. 2026-03-24
    status Active
19. 2026-03-21
    historical
20. 2025-12-01
    price $195,900
21. 2025-09-21
    listed $199,900 Active
22. 2020-11-19
    soldstatus $120,000
23. 2020-11-13
    soldstatus $120,000 227-char remark

    Show marketing remark (227 chars)

    1980 2 bedroom 2 bath Laminate floors throughout the home. Beautiful pool in the back yard with a new pump. fenced back yard with lots of shed room for storage. Lots of upgrades in this home, a must see pool home in Brookridge.

24. 2020-11-13
    soldstatus $120,000

    Show marketing remark (227 chars)

    1980 2 bedroom 2 bath Laminate floors throughout the home. Beautiful pool in the back yard with a new pump. fenced back yard with lots of shed room for storage. Lots of upgrades in this home, a must see pool home in Brookridge.

25. 2020-10-01
    listed $124,000 227-char remark

    Show marketing remark (227 chars)

    1980 2 bedroom 2 bath Laminate floors throughout the home. Beautiful pool in the back yard with a new pump. fenced back yard with lots of shed room for storage. Lots of upgrades in this home, a must see pool home in Brookridge.

26. 2020-10-01
    listed $124,000

    Show marketing remark (227 chars)

    1980 2 bedroom 2 bath Laminate floors throughout the home. Beautiful pool in the back yard with a new pump. fenced back yard with lots of shed room for storage. Lots of upgrades in this home, a must see pool home in Brookridge.

27. 2020-05-27
    historical
28. 2020-01-31
    historical
29. 2020-01-09
    listed $121,000
30. 2019-06-21
    soldstatus $97,000
31. 2019-06-03
    soldstatus $97,000
32. 2019-05-31
    soldstatus $97,000
33. 2019-05-31
    soldstatus $97,000
34. 2018-12-12
    listed $99,900
35. 2018-12-12
    listed $105,900
36. 2018-12-12
    listed $99,900
37. 2012-04-04
    soldstatus $35,000
38. 2012-02-13
    listed $35,000
39. 2012-02-13
    listed $35,000
40. 2010-11-19
    listed $64,900
41. 2001-10-05
    soldstatus $55,000

ⓘ 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: $1,295 · $108/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$315/yr (+$26/mo · 24.3%)

ⓘ 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 ≥109°F today · 27 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: $20,121
• − Mortgage interest: −$10,867
• − Property taxes: −$1,295
• − Insurance: −$970
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − HOA: −$660
• − Depreciation: −$5,644
• Taxable loss: −$2,534
• Est. tax savings @ 24.0%: +$608
• After-tax cash flow: $1,370/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 — Brookridge

• Score: 70/100
• State rank: #421
• US rank: #7529

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: Brookridge, FL
• County: Hernando County · 169,677 people
• 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

+252.7% since first listed

26 events — show timeline

• 2026-05-26 Listed $194,000 HCAR
• 2026-03-25 Listing Removed — HCAR
• 2026-03-24 Relisted — HCAR
• 2026-03-21 Listing Removed — HCAR
• 2025-12-01 Price Changed $195,900 HCAR
• 2025-09-21 Listed $199,900 HCAR
• 2020-11-19 Sold (Public Records) $120,000 Public Records
• 2020-11-13 Sold (MLS) $120,000 St. Augustine and St. Johns County Board of REALTORS®
• 2020-11-13 Sold (MLS) $120,000 HCAR
• 2020-10-01 Listed $124,000 St. Augustine and St. Johns County Board of REALTORS®
• 2020-10-01 Listed $124,000 HCAR
• 2020-05-27 Listing Removed — HCAR
• 2020-01-31 Listing Removed — HCAR
• 2020-01-09 Listed $121,000 HCAR
• 2019-06-21 Sold (Public Records) $97,000 Public Records
• 2019-06-03 Sold (MLS) $97,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-31 Sold (MLS) $97,000 St. Augustine and St. Johns County Board of REALTORS®
• 2019-05-31 Sold (MLS) $97,000 HCAR
• 2018-12-12 Listed $99,900 St. Augustine and St. Johns County Board of REALTORS®
• 2018-12-12 Listed $105,900 Stellar MLS as Distributed by MLS Grid
• 2018-12-12 Listed $99,900 HCAR
• 2012-04-04 Sold (MLS) $35,000 St. Augustine and St. Johns County Board of REALTORS®
• 2012-02-13 Listed $35,000 St. Augustine and St. Johns County Board of REALTORS®
• 2012-02-13 Listed $35,000 HCAR
• 2010-11-19 Listed $64,900 HCAR
• 2001-10-05 Sold (Public Records) $55,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,295 · +0.3% YoY. Source: county tax records.