15299 Brookridge Blvd · Brookridge, FL 34613

$159,900

2 bd · 2.0 ba · 1,211 sqft · Manufactured public records · 32 Days on market

Built 1982 6,000 sqft lot Est $156k · at est. $55/mo HOA · 3% of rent

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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 +20.8/30.0
• DSCR +6.6/10.0
• ARV discount +6.4/15.0
• 1% rule +4.9/10.0
• 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

Pride of ownership shines in this impeccably maintained, furnished 2-bedroom, 2-bathroom gem! From the moment you pull up to the epoxy-painted driveway, you'll know this home is special. Step inside to find beautiful, seamless vinyl plank flooring throughout and an abundance of natural light pouring through energy-efficient, double-paned, easy-clean tilt-in windows. The expanded galley kitchen, fully updated and boasting a dedicated pantry and built-in cleaning closets for ultimate organization. Both bathrooms have been tastefully modernized. Newer AC and water heater (2021). The extended utility room features a convenient overhead roll-up door--perfect for a golf cart, workshop, or extra storage. Enjoy your mornings or evenings relaxing on the inviting screened patio. Absolutely immaculate and completely turnkey. Located in the desirable and vibrant, gated Brookridge 55+ community, enjoy a relaxed Florida lifestyle with access to top-notch amenities including golf (separate membership), pools, clubhouse activities, and more. Close to shopping, restaurants, entertainment, and medical facilities. Low HOA fees and you OWN YOUR OWN LAND.

Key facts

• Screened patio
• Dedicated pantry
• 6,000 sq ft lot

Tags

• EPOXY-PAINTED DRIVEWAY
• EXPANDED GALLEY KITCHEN
• DEDICATED PANTRY
• BUILT-IN CLEANING CLOSETS
• OVERHEAD ROLL-UP DOOR
• SCREENED PATIO

Property features AI

Finance

• Other: Lot about 0.14 acre
• Financial info: Total annual fees $660
• HOA & community: Has HOA; $55 monthly association fee; Community clubhouse; Deed restrictions; Golf course access; golf carts allowed; Community pool; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Manufactured home (double wide); One level; Faces east; Homesteaded
• Construction: Metal siding; Roof over; Pillar/post/pier foundation; Built as double wide manufactured home
• Exterior features: Exterior lighting; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings
• Laundry & utility: Washer; Dryer; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (0.6% below list).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.3% in Brookridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 695 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% 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 $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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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.
• Current owner paid $118k; 36% 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $156,219
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8271 Modena Ave	0.06mi	2/2.0	1,265 (+4%)	0mo	$107,000	$85	90
8305 Weatherford Ave	0.17mi	2/2.0	1,314 (+8%)	1mo	$193,000	$147	77
14883 Rialto Ave	0.33mi	2/2.0	1,144 (-6%)	0mo	$148,000	$129	75
14371 Nectarine St	0.46mi	2/2.0	1,178 (-3%)	1mo	$205,000	$174	73
8304 Weatherford Ave	0.14mi	2/2.0	1,056 (-13%)	1mo	$109,000	$103	71
7464 Dinsmore St	0.61mi	2/2.0	1,200 (-1%)	2mo	$175,000	$146	69
14366 Starcross St	0.44mi	2/2.0	1,104 (-9%)	2mo	$80,000	$72	63
9847 Scepter Ave	0.71mi	2/2.0	1,248 (+3%)	0mo	$154,000	$123	62
9847 Scepter Ave	0.71mi	2/2.0	1,248 (+3%)	0mo	$154,000	$123	62
7472 Moriah Ave	0.61mi	2/2.0	1,288 (+6%)	1mo	$158,000	$123	60
15682 Brookridge Blvd	0.71mi	2/2.0	1,104 (-9%)	0mo	$144,000	$130	52
14311 Action St	0.68mi	3/2.0 (+1)	1,369 (+13%)	1mo	$230,000	$168	40

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-11,892
• Equity at exit: $23,842

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $7,644
• Equity at exit: $13,825

Cash invested: $44,772 (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: 695
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,589 high
• Mortgage (P&I): −$839
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$67
• HOA: −$55
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $220

Break-even live

Break-even rent $1,310

Max offer price $159,900

Occupancy floor 81%

Sensitivity live

Price	-10% $311	-5% $266	+0% $220	+5% $175	+10% $130
Rent	-10% $95	-5% $158	+0% $220	+5% $283	+10% $346
Rate	-1.0pp $301	-0.5pp $261	base $220	+0.5pp $179	+1.0pp $137

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	19d	1	0.14mi
15466 Brookridge Blvd Brooksville, FL	2.0	2.0	828	$1,225	$1.48	25d	1	0.31mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	23d	1	0.42mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	5d	1	0.57mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	6d	1	0.60mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	25d	1	0.61mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	25d	1	0.68mi
7124 Barclay Ave Unit A Spring Hill, FL	2.0	2.0	927	$1,500	$1.62	25d	1	1.09mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: waterpoolsecurity

Listing history 35 events

1. 2026-06-21
   days on market $159,900 Active 32 DOM
2. 2026-06-18
   days on market $159,900 Active 29 DOM
3. 2026-06-17
   days on market $159,900 Active 28 DOM
4. 2026-06-16
   days on market $159,900 Active 27 DOM
5. 2026-06-15
   days on market $159,900 Active 26 DOM
6. 2026-06-13
   days on market $159,900 Active 24 DOM
7. 2026-06-13
   days on market $159,900 Active 23 DOM
8. 2026-06-09
   days on market $159,900 Active 20 DOM
9. 2026-06-08
   days on market $159,900 Active 19 DOM
10. 2026-06-07
    days on market $159,900 Active 18 DOM
11. 2026-06-04
    days on market $159,900 Active 15 DOM
12. 2026-06-03
    days on market $159,900 Active 14 DOM
13. 2026-06-02
    days on market $159,900 Active 13 DOM
14. 2026-06-01
    days on market $159,900 Active 12 DOM
15. 2026-05-31
    days on market $159,900 Active 11 DOM
16. 2026-05-20
    listed $159,900 Active
17. 2026-05-18
    listed $159,900 Active 1152-char remark

    Show marketing remark (1152 chars)

    Pride of ownership shines in this impeccably maintained, furnished 2-bedroom, 2-bathroom gem! From the moment you pull up to the epoxy-painted driveway, you'll know this home is special. Step inside to find beautiful, seamless vinyl plank flooring throughout and an abundance of natural light pouring through energy-efficient, double-paned, easy-clean tilt-in windows. The expanded galley kitchen, fully updated and boasting a dedicated pantry and built-in cleaning closets for ultimate organization. Both bathrooms have been tastefully modernized. Newer AC and water heater (2021). The extended utility room features a convenient overhead roll-up door--perfect for a golf cart, workshop, or extra storage. Enjoy your mornings or evenings relaxing on the inviting screened patio. Absolutely immaculate and completely turnkey. Located in the desirable and vibrant, gated Brookridge 55+ community, enjoy a relaxed Florida lifestyle with access to top-notch amenities including golf (separate membership), pools, clubhouse activities, and more. Close to shopping, restaurants, entertainment, and medical facilities. Low HOA fees and you OWN YOUR OWN LAND.

18. 2021-03-25
    soldstatus $118,000
19. 2021-03-24
    soldstatus $118,000 1188-char remark

    Show marketing remark (1188 chars)

    Location, Location, Location! Are you looking to settle down into retirement life in a gated golf course community? A place where you are close to grocery stores, leisure shopping and more food choices than you can dream of? Then this is the home for you!! This beautiful 2 bedroom/2 bathroom home in the desirable Brookridge Community is not only completely renovated and turn key, but it boasts beautiful bay windows in the front of the home, new double paned windows throughout, vinyl flooring throughout, bright cabinets in both the kitchen and bathrooms, decorative backsplash, updated light fixtures and so much more. Owner also just installed a new vapor barrier. Are you or someone in your family a golfer? The back of the home has a garage for you to store your golf cart, or even if you need some extra storage. Enjoy the community pool during the summer, or even play some rounds of golf! With the screened in porch off the home, it is the perfect place to enjoy your morning coffee or wind down your day and enjoy the beautiful Florida sunsets. Start packing your bags, because this home will not last! Schedule your appointment today, you do not want to miss out on this one.

20. 2021-03-24
    soldstatus $118,000

    Show marketing remark (1188 chars)

    Location, Location, Location! Are you looking to settle down into retirement life in a gated golf course community? A place where you are close to grocery stores, leisure shopping and more food choices than you can dream of? Then this is the home for you!! This beautiful 2 bedroom/2 bathroom home in the desirable Brookridge Community is not only completely renovated and turn key, but it boasts beautiful bay windows in the front of the home, new double paned windows throughout, vinyl flooring throughout, bright cabinets in both the kitchen and bathrooms, decorative backsplash, updated light fixtures and so much more. Owner also just installed a new vapor barrier. Are you or someone in your family a golfer? The back of the home has a garage for you to store your golf cart, or even if you need some extra storage. Enjoy the community pool during the summer, or even play some rounds of golf! With the screened in porch off the home, it is the perfect place to enjoy your morning coffee or wind down your day and enjoy the beautiful Florida sunsets. Start packing your bags, because this home will not last! Schedule your appointment today, you do not want to miss out on this one.

21. 2021-03-03
    listed $124,900 1188-char remark

    Show marketing remark (1188 chars)

    Location, Location, Location! Are you looking to settle down into retirement life in a gated golf course community? A place where you are close to grocery stores, leisure shopping and more food choices than you can dream of? Then this is the home for you!! This beautiful 2 bedroom/2 bathroom home in the desirable Brookridge Community is not only completely renovated and turn key, but it boasts beautiful bay windows in the front of the home, new double paned windows throughout, vinyl flooring throughout, bright cabinets in both the kitchen and bathrooms, decorative backsplash, updated light fixtures and so much more. Owner also just installed a new vapor barrier. Are you or someone in your family a golfer? The back of the home has a garage for you to store your golf cart, or even if you need some extra storage. Enjoy the community pool during the summer, or even play some rounds of golf! With the screened in porch off the home, it is the perfect place to enjoy your morning coffee or wind down your day and enjoy the beautiful Florida sunsets. Start packing your bags, because this home will not last! Schedule your appointment today, you do not want to miss out on this one.

22. 2021-03-03
    listed $124,900

    Show marketing remark (1188 chars)

    Location, Location, Location! Are you looking to settle down into retirement life in a gated golf course community? A place where you are close to grocery stores, leisure shopping and more food choices than you can dream of? Then this is the home for you!! This beautiful 2 bedroom/2 bathroom home in the desirable Brookridge Community is not only completely renovated and turn key, but it boasts beautiful bay windows in the front of the home, new double paned windows throughout, vinyl flooring throughout, bright cabinets in both the kitchen and bathrooms, decorative backsplash, updated light fixtures and so much more. Owner also just installed a new vapor barrier. Are you or someone in your family a golfer? The back of the home has a garage for you to store your golf cart, or even if you need some extra storage. Enjoy the community pool during the summer, or even play some rounds of golf! With the screened in porch off the home, it is the perfect place to enjoy your morning coffee or wind down your day and enjoy the beautiful Florida sunsets. Start packing your bags, because this home will not last! Schedule your appointment today, you do not want to miss out on this one.

23. 2020-08-05
    soldstatus $60,000
24. 2020-07-20
    soldstatus $60,000
25. 2020-07-20
    soldstatus $60,000
26. 2020-07-20
    soldstatus $60,000
27. 2020-05-12
    listed $58,500
28. 2020-05-12
    listed $58,500
29. 2020-05-11
    listed $58,500
30. 2012-09-06
    soldstatus $53,000
31. 2008-02-27
    soldstatus $65,000
32. 2008-02-27
    soldstatus $65,000
33. 2007-08-09
    listed $69,900
34. 2007-07-12
    listed $69,900
35. 1987-02-01
    soldstatus $45,500

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$432/yr (+$36/mo · 48.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,066
• − Mortgage interest: −$8,957
• − Property taxes: −$895
• − Insurance: −$800
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − HOA: −$660
• − Depreciation: −$4,652
• Taxable income: $52
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $2,632/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

+251.4% since first listed

20 events — show timeline

• 2026-05-20 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Listed $159,900 HCAR
• 2021-03-25 Sold (Public Records) $118,000 Public Records
• 2021-03-24 Sold (MLS) $118,000 St. Augustine and St. Johns County Board of REALTORS®
• 2021-03-24 Sold (MLS) $118,000 HCAR
• 2021-03-03 Listed $124,900 St. Augustine and St. Johns County Board of REALTORS®
• 2021-03-03 Listed $124,900 HCAR
• 2020-08-05 Sold (Public Records) $60,000 Public Records
• 2020-07-20 Sold (MLS) $60,000 St. Augustine and St. Johns County Board of REALTORS®
• 2020-07-20 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-20 Sold (MLS) $60,000 HCAR
• 2020-05-12 Listed $58,500 St. Augustine and St. Johns County Board of REALTORS®
• 2020-05-12 Listed $58,500 HCAR
• 2020-05-11 Listed $58,500 Stellar MLS as Distributed by MLS Grid
• 2012-09-06 Sold (Public Records) $53,000 Public Records
• 2008-02-27 Sold (MLS) $65,000 HCAR
• 2008-02-27 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2007-08-09 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2007-07-12 Listed $69,900 HCAR
• 1987-02-01 Sold (Public Records) $45,500 Public Records

Property tax history

+10.6%/yr

Latest (2025): $895 · +1.5% YoY. Source: county tax records.