8425 Mohican Ave · Brookridge, FL 34613

$109,901

2 bd · 2.0 ba · 768 sqft · Manufactured public records · 70 Days on market

Built 1986 4,356 sqft lot Est $119k · 8% under $55/mo HOA · 4% of rent

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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
• ARV discount +11.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome friends! This home features 2-bedroom 1-bathroom 1 car carport. Has a lot of upgrades but still needs some TLC. The upgrades are new vapor barrier, new laminate and carpet in living room and bedrooms. New roof in 2016 and a/c in 2020. New shower in 2018. Has a vinyl windows FL room in the front of the home. Has cathedral ceiling the bathroom shower is newer. This could be you gem in the rough. Motivated sellers Bring all offers.

Key facts

• New a/c
• Gated golf community
• Enclosed porch

Tags

• GATED GOLF COMMUNITY
• NEW ROOF
• NEW A/C
• NEW INSULATED WINDOWS
• ENCLOSED PORCH
• UPDATED BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association (monthly fee $55) includes security; Community amenities: Clubhouse, Golf Course, RV/Boat Storage, Shuffleboard Court, Storage, Tennis Court(s), Pool, Other

Exterior

• Parking: Covered carport (1 space)
• Security: Gated community
• Utilities: Public water; Public sewer; Underground electric; Cable available; Electricity available
• Home design: Manufactured home; One story; Residential property
• Construction: Vinyl siding
• Exterior features: Metal roof; Other roof type; Asphalt road surface; Lot features: Other

Interior

• Kitchen: Refrigerator; Other kitchen appliance(s)
• Bedrooms: Unfurnished bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Vaulted ceilings; Walk-in closet(s); Other interior features
• Laundry & utility: Laundry area located in carport

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 6.3% in Brookridge — 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 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: 691 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 30% 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 $760 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.35% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.21%
• DSCR: 1.77
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $119,040
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9006 Central Ave	0.14mi	2/2.0	805 (+5%)	6mo	$125,000	$155	80
16131 Brookridge Blvd	0.57mi	2/2.0	828 (+8%)	5mo	$80,000	$97	56
8071 Dinsmore St	0.73mi	2/2.0	736 (-4%)	14mo	$85,000	$115	47
15180 Brookridge Blvd	0.56mi	2/2.0	864 (+12%)	11mo	$135,000	$156	44

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: 8.5%
• Equity multiple: 1.33×
• Total profit: $10,305
• Equity at exit: $16,387

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $45,182
• Equity at exit: $9,502

Cash invested: $30,772 (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: 691
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$46
• HOA: −$55
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $441

Break-even live

Break-even rent $921

Max offer price $109,901

Occupancy floor 65%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15466 Brookridge Blvd Brooksville, FL	2.0	2.0	828	$1,225	$1.48	24d	1	0.23mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	18d	1	0.34mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	22d	1	0.83mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	24d	1	1.10mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 21 events

1. 2026-06-18
   days on market $109,901 Active 70 DOM
2. 2026-06-17
   days on market $109,901 Active 69 DOM
3. 2026-06-16
   days on market $109,901 Active 68 DOM
4. 2026-06-15
   price $109,901 Active 67 DOM
5. 2026-06-15
   days on market $114,411 Active 67 DOM
6. 2026-06-13
   days on market $114,411 Active 65 DOM
7. 2026-06-13
   days on market $114,411 Active 64 DOM
8. 2026-06-09
   days on market $114,411 Active 61 DOM
9. 2026-06-08
   days on market $114,411 Active 60 DOM
10. 2026-06-07
    pricedays on market $114,411 Active 59 DOM
11. 2026-06-04
    days on market $119,119 Active 56 DOM
12. 2026-06-03
    days on market $119,119 Active 55 DOM
13. 2026-06-02
    days on market $119,119 Active 54 DOM
14. 2026-06-01
    days on market $119,119 Active 53 DOM
15. 2026-05-31
    days on market $119,119 Active 52 DOM
16. 2026-05-19
    price $122,221
17. 2026-04-09
    listed $122,500 Active
18. 2026-02-05
    soldstatus $75,000 Closed 440-char remark

    Show marketing remark (440 chars)

    Welcome friends! This home features 2-bedroom 1-bathroom 1 car carport. Has a lot of upgrades but still needs some TLC. The upgrades are new vapor barrier, new laminate and carpet in living room and bedrooms. New roof in 2016 and a/c in 2020. New shower in 2018. Has a vinyl windows FL room in the front of the home. Has cathedral ceiling the bathroom shower is newer. This could be you gem in the rough. Motivated sellers Bring all offers.

19. 2026-01-29
    status Pending 440-char remark

    Show marketing remark (440 chars)

    Welcome friends! This home features 2-bedroom 1-bathroom 1 car carport. Has a lot of upgrades but still needs some TLC. The upgrades are new vapor barrier, new laminate and carpet in living room and bedrooms. New roof in 2016 and a/c in 2020. New shower in 2018. Has a vinyl windows FL room in the front of the home. Has cathedral ceiling the bathroom shower is newer. This could be you gem in the rough. Motivated sellers Bring all offers.

20. 2026-01-26
    listed $115,115 Active 440-char remark

    Show marketing remark (440 chars)

    Welcome friends! This home features 2-bedroom 1-bathroom 1 car carport. Has a lot of upgrades but still needs some TLC. The upgrades are new vapor barrier, new laminate and carpet in living room and bedrooms. New roof in 2016 and a/c in 2020. New shower in 2018. Has a vinyl windows FL room in the front of the home. Has cathedral ceiling the bathroom shower is newer. This could be you gem in the rough. Motivated sellers Bring all offers.

21. 1988-03-01
    soldstatus $36,000

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$305/yr (+$25/mo · 50.1%)

ⓘ 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: $17,759
• − Mortgage interest: −$6,156
• − Property taxes: −$608
• − Insurance: −$550
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − HOA: −$660
• − Depreciation: −$3,197
• Taxable income: $3,747
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $4,397/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

+239.5% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $122,221 HCAR
• 2026-04-09 Listed $122,500 HCAR
• 2026-02-05 Sold (MLS) $75,000 HCAR
• 2026-01-29 Pending — HCAR
• 2026-01-26 Listed $115,115 HCAR
• 1988-03-01 Sold (Public Records) $36,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $608 · +1.3% YoY. Source: county tax records.