8466 Dickens Ave · Brookridge, FL 34613

$125,000

2 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 336 Days on market

Built 1982 6,000 sqft lot Est $144k · 13% under $50/mo HOA · 3% 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 +28.4/30.0
• ARV discount +13.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

'JUST REDUCED'' Furnished 3 bedroom split plan with two baths, Large closets, roof over, A/C new in 2004, cooper pipes, plywood floors, new sinks & faucets. Maintenance free rock yard, Large storage area. Located in a 55+ gated community where you ''OWN YOUR LAND '

Key facts

• Clubhouse
• Pool
• Shopping

Tags

• GOLF COURSE
• CLUBHOUSE
• POOL
• SHOPPING
• DINING
• MEDICAL FACILITIES

Property features AI

Finance

• Other: Lot about 0.14 acres (approx. 60 x 100); Owner-reported living area approximately 1,104
• Financial info: Total monthly fees listed as $50; total annual fees listed as $600; Lease restrictions apply
• HOA & community: Monthly HOA $50 (association approval required); Senior community; Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Water connected; Electricity connected; Cable available; Water source: None indicated
• Home design: Manufactured double-wide home; Single-story; Home faces south; Crawlspace foundation
• Construction: Vinyl siding construction; Metal roof; Crawlspace foundation; Built as a double-wide manufactured home
• Exterior features: Vinyl siding; Rain gutters; Asphalt road access

Interior

• Kitchen: Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Range hood; Refrigerator; Rain gutters
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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-, 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 22d 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 32% 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 $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $125k implies a 172% 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; 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.23% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.88%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $143,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15682 Brookridge Blvd	0.19mi	2/2.0	1,104 (0%)	0mo	$144,000	$130	91
14883 Rialto Ave	0.43mi	2/2.0	1,144 (+4%)	0mo	$148,000	$129	74
9259 Salvini Dr	0.42mi	2/2.0	1,152 (+4%)	1mo	$165,000	$143	72
14986 Rialto Ave	0.35mi	2/2.0	1,188 (+8%)	2mo	$185,000	$156	69
9847 Scepter Ave	0.19mi	2/2.0	1,248 (+13%)	0mo	$154,000	$123	69
9847 Scepter Ave	0.19mi	2/2.0	1,248 (+13%)	0mo	$154,000	$123	69
15712 Brookridge Blvd	0.26mi	2/2.0	1,246 (+13%)	2mo	$200,000	$161	64
9839 Scepter Ave	0.20mi	3/2.0 (+1)	960 (-13%)	1mo	$145,000	$151	63
8304 Weatherford Ave	0.65mi	2/2.0	1,056 (-4%)	1mo	$109,000	$103	61
15472 Brookridge Blvd	0.21mi	3/2.0 (+1)	960 (-13%)	3mo	$166,000	$173	61
14517 Rialto Ave	0.42mi	2/2.0	1,226 (+11%)	3mo	$152,500	$124	60
8271 Modena Ave	0.51mi	2/2.0	1,265 (+15%)	0mo	$107,000	$85	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: 4.1%
• Equity multiple: 1.16×
• Total profit: $5,518
• Equity at exit: $18,638

10-year hold

• IRR: 13.6%
• Equity multiple: 2.08×
• Total profit: $37,972
• Equity at exit: $10,808

Cash invested: $35,000 (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 34613

• Home prices YoY: -17.2%
• Active inventory: 691
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$656
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$52
• HOA: −$50
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $405

Break-even live

Break-even rent $1,030

Max offer price $125,000

Occupancy floor 69%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	5d	1	0.13mi
15466 Brookridge Blvd Brooksville, FL	2.0	2.0	828	$1,225	$1.48	24d	1	0.21mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	3d	1	0.50mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	24d	1	0.50mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	17d	1	0.50mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	21d	1	0.89mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	24d	1	1.18mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: security

Listing history 32 events

1. 2026-06-18
   days on market $125,000 Active 336 DOM
2. 2026-06-17
   days on market $125,000 Active 335 DOM
3. 2026-06-16
   days on market $125,000 Active 334 DOM
4. 2026-06-15
   days on market $125,000 Active 333 DOM
5. 2026-06-13
   days on market $125,000 Active 331 DOM
6. 2026-06-13
   days on market $125,000 Active 330 DOM
7. 2026-06-09
   days on market $125,000 Active 327 DOM
8. 2026-06-08
   days on market $125,000 Active 326 DOM
9. 2026-06-07
   days on market $125,000 Active 325 DOM
10. 2026-06-04
    days on market $125,000 Active 322 DOM
11. 2026-06-03
    days on market $125,000 Active 321 DOM
12. 2026-06-02
    days on market $125,000 Active 320 DOM
13. 2026-06-01
    days on market $125,000 Active 319 DOM
14. 2026-05-31
    days on market $125,000 Active 318 DOM
15. 2026-05-14
    price $125,000
16. 2025-12-12
    price $140,000
17. 2025-11-12
    price $150,000
18. 2025-09-11
    price $170,000
19. 2025-07-17
    listed $175,000 Active
20. 2015-10-22
    soldstatus $46,000
21. 2015-10-21
    soldstatus $46,000 271-char remark

    Show marketing remark (271 chars)

    'JUST REDUCED'' Furnished 3 bedroom split plan with two baths, Large closets, roof over, A/C new in 2004, cooper pipes, plywood floors, new sinks & faucets. Maintenance free rock yard, Large storage area. Located in a 55+ gated community where you ''OWN YOUR LAND '

22. 2015-10-21
    soldstatus $46,000 271-char remark

    Show marketing remark (271 chars)

    'JUST REDUCED'' Furnished 3 bedroom split plan with two baths, Large closets, roof over, A/C new in 2004, cooper pipes, plywood floors, new sinks & faucets. Maintenance free rock yard, Large storage area. Located in a 55+ gated community where you ''OWN YOUR LAND '

23. 2015-07-06
    listed $48,500 271-char remark

    Show marketing remark (271 chars)

    'JUST REDUCED'' Furnished 3 bedroom split plan with two baths, Large closets, roof over, A/C new in 2004, cooper pipes, plywood floors, new sinks & faucets. Maintenance free rock yard, Large storage area. Located in a 55+ gated community where you ''OWN YOUR LAND '

24. 2015-07-06
    listed $48,500 271-char remark

    Show marketing remark (271 chars)

    'JUST REDUCED'' Furnished 3 bedroom split plan with two baths, Large closets, roof over, A/C new in 2004, cooper pipes, plywood floors, new sinks & faucets. Maintenance free rock yard, Large storage area. Located in a 55+ gated community where you ''OWN YOUR LAND '

25. 2015-06-15
    soldstatus $44,000
26. 2015-06-15
    soldstatus $44,000
27. 2015-03-30
    soldstatus $35,000
28. 2015-03-30
    soldstatus $35,000
29. 2015-03-30
    listed $47,500
30. 2015-03-30
    listed $47,500
31. 2014-06-20
    listed $59,900
32. 2014-06-20
    listed $59,900

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$362/yr (+$30/mo · 53.5%)

ⓘ 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: $18,512
• − Mortgage interest: −$7,002
• − Property taxes: −$676
• − Insurance: −$625
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − HOA: −$600
• − Depreciation: −$3,636
• Taxable income: $3,011
• Est. tax owed @ 24.0%: −$723
• After-tax cash flow: $4,135/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

+108.7% since first listed

18 events — show timeline

• 2026-05-14 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-12 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-17 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2015-10-22 Sold (Public Records) $46,000 Public Records
• 2015-10-21 Sold (MLS) $46,000 St. Augustine and St. Johns County Board of REALTORS®
• 2015-10-21 Sold (MLS) $46,000 HCAR
• 2015-07-06 Listed $48,500 St. Augustine and St. Johns County Board of REALTORS®
• 2015-07-06 Listed $48,500 HCAR
• 2015-06-15 Sold (MLS) $44,000 St. Augustine and St. Johns County Board of REALTORS®
• 2015-06-15 Sold (MLS) $44,000 HCAR
• 2015-03-30 Listed $47,500 St. Augustine and St. Johns County Board of REALTORS®
• 2015-03-30 Listed $47,500 HCAR
• 2015-03-30 Sold (MLS) $35,000 St. Augustine and St. Johns County Board of REALTORS®
• 2015-03-30 Sold (MLS) $35,000 HCAR
• 2014-06-20 Listed $59,900 St. Augustine and St. Johns County Board of REALTORS®
• 2014-06-20 Listed $59,900 HCAR

Property tax history

-0.1%/yr

Latest (2025): $676 · +0.7% YoY. Source: county tax records.