6371 Frank Ct · Hill 'n Dale, FL 34602

$169,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 13 Days on market

Built 1974 9,085 sqft lot Est $147k · 15% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Special financing may be available due to the age of the home- Fully remodeled 1974 Double-wide Manufactured home at the end of the cul-de-sac with many upgraded features such as lighting, fixtures, wiring, plumbing, windows, new doors and flooring. Open concept Livingroom, Diningroom and Kitchen area. Refinished cabinets with pull outs, lazy susan, granite countertops and center island. Huge Pantry/Laundry room combo. Large Master Bedroom with plenty of windows and walk-in closet. Beautiful Master Bath with lots of cabinets, double sinks with Heat Storm heater. This beautiful home is cozy and ready for you to move in. No showing services. Lock box with code. Contact listing agent for private showing.

Key facts

• Upgrades plumbing
• Upgrades wiring
• New doors

Tags

• QUIET CUP-DE-SAC
• UPGRADES WIRING
• UPGRADES PLUMBING
• UPGRADES WINDOWS
• NEW DOORS
• NEW FLOORING

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Mobile Home; Body type: Double Wide; Zoning: RES
• Financial info: Tax year 2025
• HOA & community: No HOA/association

Exterior

• Parking: Has carport (1 space)
• Utilities: No water source listed; Public sewer; Other utilities
• Home design: Residential mobile home (double wide); Single-story; Faces east; Homestead exempt
• Construction: Metal frame with vinyl siding; Metal roof; Pillar/post/pier foundation; Building area listed as 2,264 total square feet
• Exterior features: Paved road access; Lot about 0.21 acre

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating: Other; Cooling: Mini-split unit(s)
• Interior features: Ceiling fans
• Laundry & utility: Electric dryer hookup; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 11.2% vs local median 5.4% in Hill 'n Dale — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 185 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $146,608
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6371 Frank Ct	0.00mi	3/2.0	1,232 (0%)	14mo	$147,000	$119	89
26352 MC Allister St	0.10mi	3/2.0	1,334 (+8%)	2mo	$135,000	$101	80
26379 Mcallister St	0.15mi	4/2.0 (+1)	1,344 (+9%)	11mo	$203,000	$151	64

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $16,413
• Equity at exit: $25,198

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $70,561
• Equity at exit: $14,612

Cash invested: $47,320 (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 34602

• Home prices YoY: -21.1%
• Active inventory: 185
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $688

Break-even live

Break-even rent $1,315

Max offer price $169,000

Occupancy floor 64%

Sensitivity live

Price	-10% $784	-5% $736	+0% $688	+5% $641	+10% $593
Rent	-10% $516	-5% $602	+0% $688	+5% $775	+10% $861
Rate	-1.0pp $774	-0.5pp $731	base $688	+0.5pp $645	+1.0pp $600

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27008 Anthony Ave Brooksville, FL	3.0	2.0	1043	$1,795	$1.72	25d	1	0.26mi
6367 Enterprise Dr Unit 1234457P Brooksville, FL	3.0	2.0	1119	$3,367	$3.01	0d	1	0.34mi
27108 Simona Ave Brooksville, FL	3.0	1.0	1092	$1,700	$1.56	25d	1	0.47mi
27103 Frampton Ave Brooksville, FL	2.0	2.0	1176	$1,700	$1.45	25d	1	0.49mi

Listing history 10 events

1. 2026-06-18
   days on market $169,000 Active 13 DOM
2. 2026-06-17
   days on market $169,000 Active 12 DOM
3. 2026-06-16
   days on market $169,000 Active 11 DOM
4. 2026-06-15
   days on market $169,000 Active 10 DOM
5. 2026-06-13
   days on market $169,000 Active 8 DOM
6. 2026-06-13
   days on market $169,000 Active 7 DOM
7. 2026-06-09
   days on market $169,000 Active 4 DOM
8. 2026-06-08
   days on market $169,000 Active 3 DOM
9. 2026-06-07
   remarks 538-char remark
10. 2026-06-07
    listed $169,000 Active 2 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: $988 · $82/mo
• Projected year-2 tax: $1,403 · $117/mo
• Expected delta: +$415/yr (+$35/mo · 42.0%)

ⓘ 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 ≥108°F today · 25 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: $26,239
• − Mortgage interest: −$9,467
• − Property taxes: −$988
• − Insurance: −$845
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$4,916
• Taxable income: $5,825
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $6,863/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 — Hill 'n Dale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Hill 'n Dale, FL
• Population (ZIP): 10,391

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 14% Black 11% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 90% English-only · Spanish 8%

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: ▼ -75.28%
• Current HPI: 282.3728
• 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

Price history

+275.6% since first listed

21 events — show timeline

• 2026-06-05 Listed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Sold (Public Records) $147,000 Public Records
• 2025-05-07 Sold (MLS) $147,000 HCAR
• 2025-04-20 Pending — HCAR
• 2025-03-17 Price Changed $158,200 HCAR
• 2025-02-24 Listed $168,200 HCAR
• 2024-10-29 Listing Removed — HCAR
• 2024-10-03 Relisted — HCAR
• 2024-09-24 Pending — HCAR
• 2024-07-21 Listed $168,200 HCAR
• 2023-12-28 Listing Removed — HCAR
• 2023-10-09 Price Changed $194,600 HCAR
• 2023-09-28 Price Changed $205,600 HCAR
• 2023-08-28 Price Changed $219,200 HCAR
• 2023-07-04 Listing Removed — HCAR
• 2023-07-04 Listed $238,200 HCAR
• 2023-06-06 Price Changed $238,200 HCAR
• 2023-04-15 Price Changed $242,600 HCAR
• 2023-01-13 Price Changed $249,800 HCAR
• 2023-01-03 Listed $258,200 HCAR
• 2003-08-01 Listed $45,000 HCAR

Property tax history

+11.0%/yr

Latest (2025): $988 · +0.4% YoY. Source: county tax records.