2595 E Monte Ct · Hernando, FL 34442

$75,000

2 bd · 2.0 ba · 1,626 sqft · Manufactured public records · 205 Days on market

Built 1988 0.25 ac lot $80/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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home is in the small 55+ community of Las Brias. This home is right next to the pool ! . Low HOA fees. Home has 2 suites , with both bedrooms attached to a bath. Inside laundry for convenience . Kitchen has an eat in island and a Florida Room, formal iving room and family room, lots of space! There is a small workshop for puttering. Close to shopping.

Key facts

• Eat in island
• Next to the pool
• Florida room

Tags

• NEXT TO THE POOL
• INSIDE LAUNDRY
• EAT IN ISLAND
• FLORIDA ROOM
• SMALL WORKSHOP
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Lot is approximately 0.25 acres (dimensions 91 x 145), paved road access
• Financial info: Total monthly fees reported as $80; Total annual fees reported as $960
• HOA & community: Has HOA (monthly fee $80); Community pool; Senior community; Pets allowed with limits (max 45 lb)

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Septic tank; Electricity available
• Home design: Manufactured double-wide home; Single-story; Faces north
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Living area approximately 1,626 square feet
• Exterior features: Private mailbox; Storage

Interior

• Kitchen: No built-in appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Total of 8 rooms
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 5.9% in Hernando — 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 (#402 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Citrus (rural): math 49% / reading 50% proficiency, ranked #44 of 73 in FL (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 447 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($57k/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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Citrus County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $56k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $75k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.72% ✓
• Cap rate: 21.65%
• Cash-on-cash: 54.85%
• DSCR: 3.44
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $152,844
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2615 E Monte Ct	0.01mi	2/2.0	1,568 (-4%)	3mo	$185,000	$118	91
2211 N Croft Ave	0.34mi	3/2.0 (+1)	1,596 (-2%)	2mo	$150,000	$94	75
2350 N Loma Pt	0.11mi	2/2.0	1,402 (-14%)	8mo	$125,000	$89	65

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: 49.0%
• Equity multiple: 3.14×
• Total profit: $44,904
• Equity at exit: $11,183

10-year hold

• IRR: 54.6%
• Equity multiple: 6.38×
• Total profit: $112,996
• Equity at exit: $6,485

Cash invested: $21,000 (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 34442

• Home prices YoY: -21.9%
• Active inventory: 447
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,039 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$80
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $893

Break-even live

Break-even rent $908

Max offer price $75,000

Occupancy floor 51%

Sensitivity live

Price	-10% $936	-5% $915	+0% $893	+5% $872	+10% $851
Rent	-10% $732	-5% $813	+0% $893	+5% $974	+10% $1,055
Rate	-1.0pp $931	-0.5pp $913	base $893	+0.5pp $874	+1.0pp $854

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2675 N Canterbury Lake Dr Hernando, FL	3.0	2.0	1855	$2,000	$1.08	22d	1	0.85mi
3723 N Chandler Dr Hernando, FL	3.0	2.0	1726	$2,400	$1.39	22d	1	1.12mi
2620 E Newhaven St Inverness, FL	3.0	2.0	1884	$2,400	$1.27	22d	1	1.22mi
1471 E Saint James Loop Inverness, FL	3.0	2.0	1228	$1,700	$1.38	22d	1	1.32mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: pool

Listing history 9 events

1. 2026-05-02
   status Pending
2. 2026-04-14
   price $75,000
3. 2026-04-13
   price $74,000
4. 2026-02-05
   price $90,000
5. 2026-01-08
   price $105,000
6. 2025-10-08
   listed $130,500 Active
7. 2025-08-08
   listed $5,000 Active
8. 1990-12-01
   soldstatus $44,900
9. 1987-11-01
   soldstatus $10,800

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $1,757 · $146/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $24,469
• − Mortgage interest: −$4,201
• − Property taxes: −$1,757
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$960
• − Depreciation: −$2,182
• Taxable income: $10,281
• Est. tax owed @ 24.0%: −$2,468
• After-tax cash flow: $8,254/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: Citrus
• NCES district ID: 1200270
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $38,618
• Composite: 41.28/100
• National rank: #3519
• State rank: #44 of 73 in FL

Livability — Hernando

• Score: 71/100
• State rank: #402
• US rank: #7137

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hernando, FL
• County: Citrus County · 111,314 people
• City population: 17,281
• Metro: Homosassa Springs, FL
• Population (ZIP): 17,281
• Household income: $57,259
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 314.0

Population outlook (Citrus County) Hauer SSP2

• Today (2025): 138,622 people
• By 2030: 136,886 · -1.3%
• By 2040: 132,009 · -4.8%
• By 2050: 125,196 · -9.7%
• By 2075: 108,570 · -21.7%
• By 2100: 84,454 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2% Black 2%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 2% Tagalog/Filipino 1%

Political lean MEDSL · Citrus

• 2024 margin: Solid R (+45.9) · D 26.8% · R 72.6%
• 2008→2024 swing: -29.8pp toward R · 2008: -16.1pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+41.0 2016: R+39.7 2012: R+21.9 2008: R+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.70%
• Current HPI: 273.3262
• Rent YoY: —
• Metro: Homosassa Springs, 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

+594.4% since first listed

9 events — show timeline

• 2026-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $74,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Listed $130,500 Stellar MLS as Distributed by MLS Grid
• 2025-08-08 Listed $5,000 NFMLS
• 1990-12-01 Sold (Public Records) $44,900 Public Records
• 1987-11-01 Sold (Public Records) $10,800 Public Records

Property tax history

+18.6%/yr

Latest (2025): $1,757 · +9.1% YoY. Source: county tax records.