8206 Country Club Dr · Brookridge, FL 34613

$210,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 49 Days on market

Built 1992 8,750 sqft lot Est $168k · 25% over $55/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +13.7/30.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2 bedroom, 2 bathroom split-plan home in the highly desirable 55+ gated golf community of Brookridge. This property also features an oversized two-car garage along with a separate golf cart garage. Ideally located on the golf course and within a short walking distance to the clubhouse, this home offers both convenience and a great Florida lifestyle. Inside, you'll find a spacious open living and dining area filled with natural light. The kitchen features laminate flooring, an island with cooktop, and ample cabinetry. The split floor plan features two generously sized bedrooms, with the primary bedroom offering sliding glass doors to the enclosed lanai and the guest bedroom providing access to the back porch--both spaces offering peaceful golf course views, perfect for relaxing or entertaining. Off the primary bathroom, you'll find a flex space that is already plumbed for a spa, offering potential for a private retreat, hobby room, or additional storage. Additional features include inside laundry and a dedicated workspace with an outdoor kitchen setup in the garage. A sidewalk wraps around the home, and the exterior offers low-maintenance stone landscaping for easy upkeep. Located in a prime golf course setting, this home offers a great opportunity to make it your own. A golf cart is also available for purchase separately.

Key facts

• Bonus flex space
• Golf course views
• 8,750 sq ft lot

Tags

• GOLF COURSE VIEWS
• BONUS FLEX SPACE
• OUTDOOR KITCHEN SETUP

Property features AI

Finance

• Other: Homestead exempt; No lease restrictions; Unfurnished
• HOA & community: Brookridge Community HOA (monthly fee $55); Community amenities include clubhouse and golf course; Pets allowed; Senior community

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; One story; East-facing
• Construction: Metal roof; Roof over; Pillar/post/pier foundation; Other construction materials; Built as residential single family
• Exterior features: Enclosed patio/porch; Level, paved lot

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $15 ($180/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 $169k (19.4% below list).
• Recommended offer: $169k (19.4% 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; 12 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 35% 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 49 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $17k; list at $210k implies a 1143% 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; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,184 (19.4% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $168,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8305 Weatherford Ave	0.19mi	2/2.0	1,314 (+1%)	1mo	$193,000	$147	88
8271 Modena Ave	0.34mi	2/2.0	1,265 (-2%)	0mo	$107,000	$85	80
7472 Moriah Ave	0.42mi	2/2.0	1,288 (-1%)	1mo	$158,000	$123	79
7464 Dinsmore St	0.50mi	2/2.0	1,200 (-7%)	2mo	$175,000	$146	63
14563 Brookridge Blvd	0.58mi	3/2.0 (+1)	1,344 (+4%)	2mo	$224,000	$167	60
14371 Nectarine St	0.52mi	2/2.0	1,178 (-9%)	1mo	$205,000	$174	60
14232 Rialto Ave	0.40mi	2/2.0	1,448 (+12%)	3mo	$164,000	$113	59
14883 Rialto Ave	0.47mi	2/2.0	1,144 (-12%)	0mo	$148,000	$129	58
8057 Dinsmore St	0.47mi	2/2.0	1,152 (-11%)	2mo	$85,000	$74	58
14986 Rialto Ave	0.67mi	2/2.0	1,188 (-8%)	2mo	$185,000	$156	53
14366 Starcross St	0.50mi	2/2.0	1,104 (-15%)	2mo	$80,000	$72	50
7408 Morelli Ave	0.45mi	3/2.0 (+1)	1,485 (+15%)	3mo	$192,500	$130	47

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-33,129
• Equity at exit: $31,312

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-27,839
• Equity at exit: $18,157

Cash invested: $58,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$88
• HOA: −$55
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $15

Break-even live

Break-even rent $1,673

Max offer price $210,000

Occupancy floor 94%

Sensitivity live

Price	-10% $134	-5% $74	+0% $15	+5% $-44	+10% $-104
Rent	-10% $-119	-5% $-52	+0% $15	+5% $82	+10% $149
Rate	-1.0pp $121	-0.5pp $68	base $15	+0.5pp $-39	+1.0pp $-95

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	26d	1	0.27mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	19d	1	0.29mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	6d	1	0.39mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	23d	1	0.48mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	26d	1	0.61mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	5d	1	0.61mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	26d	1	0.66mi
8761 Fetterbush Ct Brooksville, FL	3.0	2.0	1730	$1,850	$1.07	26d	1	0.79mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	6d	1	0.89mi
7124 Barclay Ave Unit A Spring Hill, FL	2.0	2.0	927	$1,500	$1.62	26d	1	0.97mi
9289 Scepter Ave Brooksville, FL	3.0	2.0	1512	$1,400	$0.93	6d	1	1.14mi
14360 Barley Grass Rd Spring Hill, FL	3.0–5.0	2.0–3.0	1975	$2,195	$1.11	3d	19	1.29mi

HOA detail

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

Listing history 19 events

1. 2026-06-21
   days on market $210,000 Active 49 DOM
2. 2026-06-18
   days on market $210,000 Active 46 DOM
3. 2026-06-17
   days on market $210,000 Active 45 DOM
4. 2026-06-16
   days on market $210,000 Active 44 DOM
5. 2026-06-15
   days on market $210,000 Active 43 DOM
6. 2026-06-13
   days on market $210,000 Active 41 DOM
7. 2026-06-13
   days on market $210,000 Active 40 DOM
8. 2026-06-09
   days on market $210,000 Active 37 DOM
9. 2026-06-08
   days on market $210,000 Active 36 DOM
10. 2026-06-07
    days on market $210,000 Active 35 DOM
11. 2026-06-04
    days on market $210,000 Active 32 DOM
12. 2026-06-03
    days on market $210,000 Active 31 DOM
13. 2026-06-02
    days on market $210,000 Active 30 DOM
14. 2026-06-01
    days on market $210,000 Active 29 DOM
15. 2026-05-31
    days on market $210,000 Active 28 DOM
16. 2026-05-03
    listed $210,000 Active
17. 2026-05-01
    listed $210,000 Active 1359-char remark

    Show marketing remark (1359 chars)

    Welcome to this 2 bedroom, 2 bathroom split-plan home in the highly desirable 55+ gated golf community of Brookridge. This property also features an oversized two-car garage along with a separate golf cart garage. Ideally located on the golf course and within a short walking distance to the clubhouse, this home offers both convenience and a great Florida lifestyle. Inside, you'll find a spacious open living and dining area filled with natural light. The kitchen features laminate flooring, an island with cooktop, and ample cabinetry. The split floor plan features two generously sized bedrooms, with the primary bedroom offering sliding glass doors to the enclosed lanai and the guest bedroom providing access to the back porch--both spaces offering peaceful golf course views, perfect for relaxing or entertaining. Off the primary bathroom, you'll find a flex space that is already plumbed for a spa, offering potential for a private retreat, hobby room, or additional storage. Additional features include inside laundry and a dedicated workspace with an outdoor kitchen setup in the garage. A sidewalk wraps around the home, and the exterior offers low-maintenance stone landscaping for easy upkeep. Located in a prime golf course setting, this home offers a great opportunity to make it your own. A golf cart is also available for purchase separately.

18. 2026-04-30
    listed $210,000 Active 1382-char remark

    Show marketing remark (1382 chars)

    Welcome to this 2 bedroom, 2 bathroom split-plan home in the highly desirable 55+ gated golf community of Brookridge. This property also features an oversized two-car garage along with a separate golf cart garage. Ideally located on the golf course and within a short walking distance to the clubhouse, this home offers both convenience and a great Florida lifestyle. Inside, you’ll find a spacious open living and dining area filled with natural light. The kitchen features laminate flooring, an island with cooktop, and ample cabinetry. The split floor plan features two generously sized bedrooms, with the primary bedroom offering sliding glass doors to the enclosed lanai and the guest bedroom providing access to the back porch—both spaces offering peaceful golf course views, perfect for relaxing or entertaining. Off the primary bathroom, you’ll find a bonus flex space that is already plumbed for a spa, offering potential for a private retreat, hobby room, or additional storage. Additional features include inside laundry and a dedicated workspace with an outdoor kitchen setup in the garage. A sidewalk wraps around the home, and the exterior offers low-maintenance stone landscaping for easy upkeep. Located in a prime golf course setting, this home offers a great opportunity to make it your own. A golf cart is also available for purchase separately.

19. 1992-01-24
    soldstatus $16,900

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$809/yr (+$67/mo · 86.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,302
• − Mortgage interest: −$11,763
• − Property taxes: −$934
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − HOA: −$660
• − Depreciation: −$6,109
• Taxable loss: −$3,462
• Est. tax savings @ 24.0%: +$831
• After-tax cash flow: $1,011/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

+1142.6% since first listed

4 events — show timeline

• 2026-05-03 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $210,000 HCAR
• 2026-04-30 Listed $210,000 RACC
• 1992-01-24 Sold (Public Records) $16,900 Public Records

Property tax history

+2.7%/yr

Latest (2025): $934 · +1.1% YoY. Source: county tax records.