15439 Brookridge Blvd · Brookridge, FL 34613

$180,000

2 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 125 Days on market

Built 1991 8,750 sqft lot Est $222k · 19% under $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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• 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

Enjoy the Florida lifestyle in this 2-bedroom, 2-bath manufactured home, located in a desirable 55+ golf course community. Set on a golf course lot, this home provides relaxing views and a peaceful atmosphere. Start your mornings or unwind in the evenings on the screened-in front and back porches, perfect for enjoying Florida breezes year-round. A carport provides covered parking, while the chain-link fenced yard adds convenience and functionality. Solar panels provides energy efficiency and help keep utility costs low. Ideal as a full-time residence or seasonal retreat, this home delivers low-maintenance living in a vibrant Florida community designed for active adults.

Key facts

• Golf course lot
• Solar panels
• 8,750 sq ft lot

Tags

• GOLF COURSE LOT
• SOLAR PANELS
• LOW-MAINTENANCE LIVING
• VIBRANT FLORIDA COMMUNITY

Property features AI

Finance

• Other: Solar energy generation indicated
• Financial info: Annual taxes listed (2025); Monthly fees totaling $55 (shown); Total annual fees $660
• HOA & community: Monthly association fee of $55; Association approval required; Senior community; No pets allowed

Exterior

• Parking: Has carport; 2 carport spaces
• Utilities: Private water; Public sewer; Electric service available
• Home design: Manufactured home (double wide); One story; Faces southeast; Homestead exempt
• Construction: Vinyl siding; Metal roof; Slab foundation; Built as a double wide manufactured home
• Exterior features: Paved road access; Irrigation equipment; Private water source; Public sewer; Electricity available; Water available

Interior

• Kitchen: Convection oven
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 6 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 38% 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 125 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $129k; 40% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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: 1.03% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $222,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8427 Weatherford Ave	0.22mi	3/2.0 (+1)	1,671 (-7%)	3mo	$163,500	$98	71
14499 Rialto Ave	0.50mi	3/2.0 (+1)	1,784 (-0%)	1mo	$295,000	$165	70
14221 Midmoor Blvd	0.23mi	2/2.0	1,550 (-14%)	1mo	$198,000	$128	66
15061 Brookridge Blvd	0.62mi	3/2.0 (+1)	1,800 (+0%)	2mo	$210,000	$117	64
14921 Rialto Ave	0.26mi	2/2.0	1,552 (-13%)	3mo	$137,000	$88	63
14440 Rialto Ave	0.43mi	3/2.0 (+1)	1,680 (-6%)	2mo	$168,000	$100	63
9175 Denmarsh Dr	0.53mi	3/2.0 (+1)	1,728 (-4%)	2mo	$235,000	$136	62
9973 Scepter Ave	0.27mi	3/2.0 (+1)	2,015 (+12%)	2mo	$245,000	$122	60
14649 Rialto Ave	0.41mi	2/2.0	1,562 (-13%)	5mo	$200,000	$128	55
14227 Adair St	0.62mi	3/2.5 (+1)	1,718 (-4%)	5mo	$224,900	$131	53
9237 Salisbury Dr	0.71mi	3/2.0 (+1)	2,019 (+13%)	1mo	$249,900	$124	40
16155 Brookridge Blvd	0.73mi	3/2.0 (+1)	1,566 (-13%)	4mo	$168,000	$107	36

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-9,734
• Equity at exit: $26,839

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $16,490
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$944
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$75
• HOA: −$55
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $305

Break-even live

Break-even rent $1,474

Max offer price $180,000

Occupancy floor 79%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	3d	1	0.43mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	24d	1	0.45mi
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	24d	1	0.53mi
8761 Fetterbush Ct Brooksville, FL	3.0	2.0	1730	$1,850	$1.07	24d	1	0.56mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	5d	1	0.60mi
9289 Scepter Ave Brooksville, FL	3.0	2.0	1512	$1,400	$0.93	5d	1	0.89mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 39 events

1. 2026-06-09
   days on market $180,000 Active 125 DOM
2. 2026-06-08
   days on market $180,000 Active 124 DOM
3. 2026-06-07
   days on market $180,000 Active 123 DOM
4. 2026-06-04
   days on market $180,000 Active 120 DOM
5. 2026-06-03
   days on market $180,000 Active 119 DOM
6. 2026-06-02
   days on market $180,000 Active 118 DOM
7. 2026-06-01
   days on market $180,000 Active 117 DOM
8. 2026-05-31
   days on market $180,000 Active 116 DOM
9. 2026-02-26
   price $180,000
10. 2026-02-04
    listed $200,000 Active
11. 2025-11-03
    historical
12. 2025-09-15
    price $172,000
13. 2025-09-09
    price $176,000
14. 2025-09-02
    price $179,000
15. 2025-08-25
    price $180,000
16. 2025-08-15
    price $185,000
17. 2025-08-06
    price $189,000
18. 2025-08-04
    price $191,500
19. 2025-07-23
    price $194,000
20. 2025-07-17
    price $198,500
21. 2025-07-14
    price $199,000
22. 2025-07-10
    price $204,000
23. 2025-07-01
    listed $205,000 Active
24. 2024-09-27
    historical
25. 2024-09-26
    historical
26. 2024-07-02
    price $237,000
27. 2024-07-02
    price $237,000
28. 2024-03-26
    listed $250,000 Active
29. 2024-03-26
    listed $250,000 Active
30. 2018-08-06
    soldstatus $129,000
31. 2018-08-02
    soldstatus $129,000
32. 2018-08-02
    soldstatus $129,000
33. 2018-08-02
    soldstatus $129,000
34. 2018-02-15
    listed $138,900
35. 2018-02-15
    listed $138,900
36. 2018-02-15
    listed $138,900
37. 2018-01-30
    historical
38. 2017-12-26
    listed $149,900
39. 1988-12-01
    soldstatus $16,800

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$404/yr (+$34/mo · 37.1%)

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,332
• − Mortgage interest: −$10,083
• − Property taxes: −$1,090
• − Insurance: −$900
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − HOA: −$660
• − Depreciation: −$5,236
• Taxable income: $790
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $3,476/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

+971.4% since first listed

31 events — show timeline

• 2026-02-26 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-15 Price Changed $172,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-09 Price Changed $176,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-02 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-06 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Price Changed $191,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-23 Price Changed $194,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-17 Price Changed $198,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-14 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $204,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-01 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-27 Listing Removed — HCAR
• 2024-09-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-02 Price Changed $237,000 HCAR
• 2024-07-02 Price Changed $237,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-26 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-26 Listed $250,000 HCAR
• 2018-08-06 Sold (Public Records) $129,000 Public Records
• 2018-08-02 Sold (MLS) $129,000 St. Augustine and St. Johns County Board of REALTORS®
• 2018-08-02 Sold (MLS) $129,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-02 Sold (MLS) $129,000 HCAR
• 2018-02-15 Listed $138,900 St. Augustine and St. Johns County Board of REALTORS®
• 2018-02-15 Listed $138,900 Stellar MLS as Distributed by MLS Grid
• 2018-02-15 Listed $138,900 HCAR
• 2018-01-30 Listing Removed — HCAR
• 2017-12-26 Listed $149,900 HCAR
• 1988-12-01 Sold (Public Records) $16,800 Public Records

Property tax history

+15.0%/yr

Latest (2025): $1,090 · +2.9% YoY. Source: county tax records.