7509 Mission St · Brookridge, FL 34613

$149,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 119 Days on market

Built 1980 7,366 sqft lot Est $146k · at est. $55/mo HOA · 4% of rent

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Why this score? — see what drove the D+ 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 +18.5/30.0
• ARV discount +6.3/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• 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 to Brookridge, a sought-after 55+ community, where comfort meets convenience! This charming home is perfectly situated on a desirable corner lot, offering extra outdoor space and added privacy. Major updates provide peace of mind, including a brand-new roof in 2025, HVAC system installed in 2023. The home has been very well maintained and features double-paned windows for energy efficiency. Inside, you'll love the bright and spacious open floor plan, highlighted by a large, open kitchen with abundant natural light--perfect for entertaining or everyday living. The enclosed sunroom offers additional living space to relax and enjoy year-round. This home includes 2 generously sized bedrooms, 2 full bathrooms, and plenty of closet space throughout for ample storage. With its unique layout and prime corner location, this property offers the perfect opportunity to create your dream home in a welcoming and vibrant community with low HOA fees and you own the land!

Key facts

• Added privacy
• Brand new roof
• Double paned windows

Tags

• CORNER LOT
• OUTDOOR SPACE
• ADDED PRIVACY
• BRAND NEW ROOF
• HVAC SYSTEM
• DOUBLE PANED WINDOWS

Property features AI

Finance

• Other: Lot size about 0.17 acres (corner lot)
• Financial info: Total annual fees $660; Furnished: Yes
• HOA & community: Office-Brookridge Community HOA; Monthly HOA fee $55 (required); Community amenities include clubhouse, gated entry, golf course; Community features: buyer approval required, deed restrictions, golf carts allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Residential manufactured home (double wide); One story; Faces east
• Construction: Metal siding; Shingle roof; Pillar/post/pier foundation; Building area (total) approximately 1,750 sq ft
• Exterior features: Exterior lighting; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Eat-in kitchen; High ceilings; Open floorplan
• Laundry & utility: Washer; Dryer; Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

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-, schools 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.
• Market conditions: 691 active listings in the ZIP; 7 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 31% 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 $4k 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 119 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $150k implies a 203% 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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $145,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7429 Morelli Ave	0.21mi	2/2.0	960 (0%)	4mo	$118,000	$123	87
8006 Montrose Ave	0.04mi	2/2.0	920 (-4%)	5mo	$150,000	$163	87
7508 Mission St	0.03mi	2/2.0	1,092 (+14%)	5mo	$153,900	$141	71
14417 Miranna St	0.52mi	2/2.0	936 (-2%)	6mo	$159,000	$170	67
14233 Rialto Ave	0.65mi	2/2.0	960 (0%)	4mo	$125,000	$130	67
8006 Mission St	0.05mi	2/2.0	1,104 (+15%)	8mo	$152,500	$138	67
8304 Weatherford Ave	0.36mi	2/2.0	1,056 (+10%)	1mo	$109,000	$103	65
8191 Modena Ave	0.41mi	2/2.0	1,056 (+10%)	6mo	$169,000	$160	59
8379 Weatherford Ave	0.47mi	2/2.0	1,040 (+8%)	8mo	$184,500	$177	58
14470 Miranna St	0.57mi	2/3.0	1,012 (+5%)	3mo	$165,000	$163	58
14366 Starcross St	0.36mi	2/2.0	1,104 (+15%)	2mo	$80,000	$72	56
7350 Mina Ave	0.36mi	2/2.0	816 (-15%)	8mo	$124,000	$152	52

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-15,170
• Equity at exit: $22,351

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,389
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$786
• Tax from tax record: −$140 /mo · $1,686/yr
• Insurance: −$62
• HOA: −$55
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $143

Break-even live

Break-even rent $1,322

Max offer price $149,900

Occupancy floor 86%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	21d	1	0.33mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	24d	1	0.35mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	17d	1	0.51mi
7124 Barclay Ave Unit A Spring Hill, FL	2.0	2.0	927	$1,500	$1.62	24d	1	0.69mi
15466 Brookridge Blvd Brooksville, FL	2.0	2.0	828	$1,225	$1.48	24d	1	0.78mi
14373 Irving St Spring Hill, FL	2.0	1.0	828	$1,750	$2.11	24d	1	1.24mi
7402 Eastern Circle Dr Brooksville, FL	2.0	1.0	720	$1,200	$1.67	24d	1	1.46mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 25 events

1. 2026-06-18
   days on market $149,900 Active 119 DOM
2. 2026-06-17
   days on market $149,900 Active 118 DOM
3. 2026-06-16
   days on market $149,900 Active 117 DOM
4. 2026-06-15
   days on market $149,900 Active 116 DOM
5. 2026-06-13
   days on market $149,900 Active 114 DOM
6. 2026-06-13
   days on market $149,900 Active 113 DOM
7. 2026-06-09
   days on market $149,900 Active 110 DOM
8. 2026-06-08
   days on market $149,900 Active 109 DOM
9. 2026-06-07
   days on market $149,900 Active 108 DOM
10. 2026-06-04
    days on market $149,900 Active 105 DOM
11. 2026-06-03
    days on market $149,900 Active 104 DOM
12. 2026-06-02
    days on market $149,900 Active 103 DOM
13. 2026-06-01
    days on market $149,900 Active 102 DOM
14. 2026-05-31
    days on market $149,900 Active 101 DOM
15. 2026-03-27
    price $149,900 977-char remark

    Show marketing remark (977 chars)

    Welcome to Brookridge, a sought-after 55+ community, where comfort meets convenience! This charming home is perfectly situated on a desirable corner lot, offering extra outdoor space and added privacy. Major updates provide peace of mind, including a brand-new roof in 2025, HVAC system installed in 2023. The home has been very well maintained and features double-paned windows for energy efficiency. Inside, you'll love the bright and spacious open floor plan, highlighted by a large, open kitchen with abundant natural light--perfect for entertaining or everyday living. The enclosed sunroom offers additional living space to relax and enjoy year-round. This home includes 2 generously sized bedrooms, 2 full bathrooms, and plenty of closet space throughout for ample storage. With its unique layout and prime corner location, this property offers the perfect opportunity to create your dream home in a welcoming and vibrant community with low HOA fees and you own the land!

16. 2026-03-27
    price $149,900

    Show marketing remark (977 chars)

    Welcome to Brookridge, a sought-after 55+ community, where comfort meets convenience! This charming home is perfectly situated on a desirable corner lot, offering extra outdoor space and added privacy. Major updates provide peace of mind, including a brand-new roof in 2025, HVAC system installed in 2023. The home has been very well maintained and features double-paned windows for energy efficiency. Inside, you'll love the bright and spacious open floor plan, highlighted by a large, open kitchen with abundant natural light--perfect for entertaining or everyday living. The enclosed sunroom offers additional living space to relax and enjoy year-round. This home includes 2 generously sized bedrooms, 2 full bathrooms, and plenty of closet space throughout for ample storage. With its unique layout and prime corner location, this property offers the perfect opportunity to create your dream home in a welcoming and vibrant community with low HOA fees and you own the land!

17. 2026-02-19
    listed $159,900 Active 977-char remark

    Show marketing remark (977 chars)

    Welcome to Brookridge, a sought-after 55+ community, where comfort meets convenience! This charming home is perfectly situated on a desirable corner lot, offering extra outdoor space and added privacy. Major updates provide peace of mind, including a brand-new roof in 2025, HVAC system installed in 2023. The home has been very well maintained and features double-paned windows for energy efficiency. Inside, you'll love the bright and spacious open floor plan, highlighted by a large, open kitchen with abundant natural light--perfect for entertaining or everyday living. The enclosed sunroom offers additional living space to relax and enjoy year-round. This home includes 2 generously sized bedrooms, 2 full bathrooms, and plenty of closet space throughout for ample storage. With its unique layout and prime corner location, this property offers the perfect opportunity to create your dream home in a welcoming and vibrant community with low HOA fees and you own the land!

18. 2026-02-19
    listed $159,900 Active

    Show marketing remark (977 chars)

    Welcome to Brookridge, a sought-after 55+ community, where comfort meets convenience! This charming home is perfectly situated on a desirable corner lot, offering extra outdoor space and added privacy. Major updates provide peace of mind, including a brand-new roof in 2025, HVAC system installed in 2023. The home has been very well maintained and features double-paned windows for energy efficiency. Inside, you'll love the bright and spacious open floor plan, highlighted by a large, open kitchen with abundant natural light--perfect for entertaining or everyday living. The enclosed sunroom offers additional living space to relax and enjoy year-round. This home includes 2 generously sized bedrooms, 2 full bathrooms, and plenty of closet space throughout for ample storage. With its unique layout and prime corner location, this property offers the perfect opportunity to create your dream home in a welcoming and vibrant community with low HOA fees and you own the land!

19. 2011-05-04
    soldstatus $49,500
20. 2011-04-29
    soldstatus $49,500 472-char remark

    Show marketing remark (472 chars)

    MOVE IN CONDITION.NEWER A/C 2008,ROOF 2005,LAMINATE FLOOR COVERING IN KITCHEN & FL ROOM,BERBER CARPET THRUOUT,INSULATED GLASS FLORIDA ROOM, HURRRICANE AWNINGS,6 CEILING FANS,VERTICAL BLINDS, LIGHT & BRITE,CHINA SINKS IN BOTH BATHS, UPDATED PLUMBING,PLUS EVERYTHING YOU NEED TO MOVE RIGHT IN AND START LIVING IN THE GATED COMMUNITY OF BROOKRIDGE. THIS IS AN EXCEPTIONALLY NICE HOME ON A CORNER LOT NEAR THE CLUBHOUSE AND POOL. *******BRING OFFERS, SELLER SAYS******

21. 2010-10-11
    listed $55,550 472-char remark

    Show marketing remark (472 chars)

    MOVE IN CONDITION.NEWER A/C 2008,ROOF 2005,LAMINATE FLOOR COVERING IN KITCHEN & FL ROOM,BERBER CARPET THRUOUT,INSULATED GLASS FLORIDA ROOM, HURRRICANE AWNINGS,6 CEILING FANS,VERTICAL BLINDS, LIGHT & BRITE,CHINA SINKS IN BOTH BATHS, UPDATED PLUMBING,PLUS EVERYTHING YOU NEED TO MOVE RIGHT IN AND START LIVING IN THE GATED COMMUNITY OF BROOKRIDGE. THIS IS AN EXCEPTIONALLY NICE HOME ON A CORNER LOT NEAR THE CLUBHOUSE AND POOL. *******BRING OFFERS, SELLER SAYS******

22. 2003-10-20
    soldstatus $62,000
23. 2003-10-17
    soldstatus $62,000
24. 2003-09-23
    listed $67,000
25. 1980-01-01
    soldstatus $6,600

ⓘ 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: $1,686 · $140/mo
• Projected year-2 tax: $1,686 · $140/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 4/10 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: $18,027
• − Mortgage interest: −$8,397
• − Property taxes: −$1,686
• − Insurance: −$750
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − HOA: −$660
• − Depreciation: −$4,361
• Taxable loss: −$710
• Est. tax savings @ 24.0%: +$170
• After-tax cash flow: $1,884/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

+2171.2% since first listed

11 events — show timeline

• 2026-03-27 Price Changed $149,900 HCAR
• 2026-03-27 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $159,900 HCAR
• 2011-05-04 Sold (Public Records) $49,500 Public Records
• 2011-04-29 Sold (MLS) $49,500 HCAR
• 2010-10-11 Listed $55,550 HCAR
• 2003-10-20 Sold (Public Records) $62,000 Public Records
• 2003-10-17 Sold (MLS) $62,000 HCAR
• 2003-09-23 Listed $67,000 HCAR
• 1980-01-01 Sold (Public Records) $6,600 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,686 · +1.3% YoY. Source: county tax records.