11 Kings Cir · Brooksville, FL 34601

$69,000

1 bd · 1.0 ba · 980 sqft · SingleFamily public records · 28 Days on market

Built 1974 5,882 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

* * * Multiple Offers * * * Highest & Best Offers Are Due By 1:00 PM On April 23, 2026 * * * Investor alert! Three-bedroom, one-bath home located in the heart of Brooksville. The property features an eat-in kitchen and an inside utility room, and is conveniently located near downtown, schools, shopping, and restaurants. This is an excellent opportunity for a buy-and-hold investment or a fix-and-flip. The property is subject to a three-day First Look period, and the seller will begin negotiating offers once that period has expired.

Key facts

• Near schools
• Near shopping
• Near restaurants

Tags

• EAT-IN KITCHEN
• INSIDE UTILITY ROOM
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR RESTAURANTS

Property features AI

Finance

• Other: Property zoned R
• Financial info: Lease restrictions apply
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family residence; One story; Faces south
• Construction: Block and stucco construction; Metal roof; Slab foundation; Built as a residential single-family home
• Exterior features: Asphalt road access; Lot dimensions approximately 36 x 92; Lot about 0.14 acres (≈546 m²)

Interior

• Kitchen: Range hood
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Ductless heating components; Wall/window air conditioning units
• Interior features: Ceiling fans
• Laundry & utility: Inside laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 0.6% 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: crime D, amenities F, commute 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: Moton Elementary School (math 46% / reading 39%, grade F, #1,383 of 2,144 statewide, top 65%, 679 students, 79% FRL); Hernando High School (math 42% / reading 42%, grade F, #275 of 667 statewide, top 42%, 1,299 students, 58% FRL).
• Market conditions: Rents flat; 492 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $477 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.82% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.34%
• DSCR: 2.26
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $196,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Wilson Ave	0.58mi	2/2.0 (+1)	1,032 (+5%)	8mo	$217,000	$210	49
404 E Dr. Martin Luther King Jr. Blvd	0.53mi	2/1.0 (+1)	864 (-12%)	2mo	$100,000	$116	49
328 Duke St	0.47mi	2/1.0 (+1)	840 (-14%)	19mo	$168,000	$200	34
828 Leonard St	0.66mi	2/1.0 (+1)	840 (-14%)	18mo	$35,000	$42	26

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 · 0.19% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 1.75×
• Total profit: $14,485
• Equity at exit: $10,288

10-year hold

• IRR: 25.4%
• Equity multiple: 2.91×
• Total profit: $36,866
• Equity at exit: $5,966

Cash invested: $19,320 (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 34601

• Home prices YoY: -29.7%
• Rents YoY: 0.2%
• Active inventory: 492
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$362
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $456

Break-even live

Break-even rent $678

Max offer price $69,000

Occupancy floor 59%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
253 Dryden Pl Brooksville, FL	1.0	1.0	667	$1,275	$1.91	24d	1	0.21mi
265 Dryden Pl Brooksville, FL	1.0	1.0	667	$1,229	$1.84	24d	1	0.22mi
113 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,395	$1.83	17d	1	0.24mi
199 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,395	$1.83	5d	1	0.24mi
181 Dryden Pl Brooksville, FL	1.0–2.0	1.0	714	$1,275	$1.79	12d	4	0.25mi
109 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,299	$1.71	17d	1	0.26mi
105 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,395	$1.83	5d	1	0.26mi
131 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,395	$1.83	5d	1	0.26mi
87 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,295	$1.70	5d	1	0.26mi
222 Dryden Pl Brooksville, FL	1.0	1.0	667	$1,275	$1.91	5d	1	0.27mi
460 Hale Ave Brooksville, FL	1.0–2.0	1.0	767	$1,145	$1.49	5d	2	1.07mi
932 Freedom Way Brooksville, FL	1.0–3.0	1.0–2.0	917	$1,053	$1.15	24d	1	1.18mi
614 W Fort Dade Ave Brooksville, FL	1.0	1.0	1046	$925	$0.88	24d	1	1.28mi

Listing history 4 events

1. 2026-05-14
   status Pending

   Show marketing remark (554 chars)

   * * * Multiple Offers * * * Highest & Best Offers Are Due By 1:00 PM On April 23, 2026 * * * Investor alert! Three-bedroom, one-bath home located in the heart of Brooksville. The property features an eat-in kitchen and an inside utility room, and is conveniently located near downtown, schools, shopping, and restaurants. This is an excellent opportunity for a buy-and-hold investment or a fix-and-flip. The property is subject to a three-day First Look period, and the seller will begin negotiating offers once that period has expired.

2. 2026-05-14
   status Pending 554-char remark

   Show marketing remark (554 chars)

   * * * Multiple Offers * * * Highest & Best Offers Are Due By 1:00 PM On April 23, 2026 * * * Investor alert! Three-bedroom, one-bath home located in the heart of Brooksville. The property features an eat-in kitchen and an inside utility room, and is conveniently located near downtown, schools, shopping, and restaurants. This is an excellent opportunity for a buy-and-hold investment or a fix-and-flip. The property is subject to a three-day First Look period, and the seller will begin negotiating offers once that period has expired.

3. 2026-04-16
   listed $69,000 Active

   Show marketing remark (554 chars)

   * * * Multiple Offers * * * Highest & Best Offers Are Due By 1:00 PM On April 23, 2026 * * * Investor alert! Three-bedroom, one-bath home located in the heart of Brooksville. The property features an eat-in kitchen and an inside utility room, and is conveniently located near downtown, schools, shopping, and restaurants. This is an excellent opportunity for a buy-and-hold investment or a fix-and-flip. The property is subject to a three-day First Look period, and the seller will begin negotiating offers once that period has expired.

4. 2026-04-16
   listed $69,000 Active 554-char remark

   Show marketing remark (554 chars)

   * * * Multiple Offers * * * Highest & Best Offers Are Due By 1:00 PM On April 23, 2026 * * * Investor alert! Three-bedroom, one-bath home located in the heart of Brooksville. The property features an eat-in kitchen and an inside utility room, and is conveniently located near downtown, schools, shopping, and restaurants. This is an excellent opportunity for a buy-and-hold investment or a fix-and-flip. The property is subject to a three-day First Look period, and the seller will begin negotiating offers once that period has expired.

ⓘ 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: $1,741 · $145/mo
• Projected year-2 tax: $1,741 · $145/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 6/10 Major
• 🌡 Heat 9/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,068
• − Mortgage interest: −$3,865
• − Property taxes: −$1,741
• − Insurance: −$345
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$2,007
• Taxable income: $4,699
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $4,348/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

+0.0% since first listed

4 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Pending — HCAR
• 2026-04-16 Listed $69,000 HCAR
• 2026-04-16 Listed $69,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+24.4%/yr

Latest (2025): $1,741 · +6.2% YoY. Source: county tax records.