8239 Ridge Dale Ave · Brookridge, FL 34613

$159,899

2 bd · 2.0 ba · 1,446 sqft · Manufactured public records · 50 Days on market

Built 1984 6,000 sqft lot Est $210k · 24% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• 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

Large 1984 2 bedroom 2 bath open floor plan with lots of upgrades. New kitchen appliances, large living room with very spacious Florida room all laminate floors. All the furniture stays both bedrooms have walk-in closets. Come enjoy this great golf community in this beautiful home.

Key facts

• 6,000 sq ft lot
• 2 parking spots
• Built 1984

Property features AI

Finance

• Other: Furnished; Third-party listing; Property type: Residential (Manufactured Home); Body type: Double Wide
• Financial info: Total monthly fees $55; total annual fees $660; Lease restrictions apply
• HOA & community: Has HOA (monthly fee $55); Association approval required; Association name: Arlene Ahrens; Community clubhouse; Deed restrictions; Golf carts allowed; Senior community; Pets allowed with breed restrictions

Exterior

• Parking: Carport with 2 spaces
• Utilities: Electricity available; Public sewer; Water available (water source listed as none)
• Home design: Manufactured double wide home; Single-story; Faces east
• Construction: Metal frame construction; Metal roof; Slab/other foundation; Built as a manufactured home
• Exterior features: Asphalt road access; Lot dimensions approximately 60 x 100; Lot about 0.14 acres (0 to less than 1/4 acre)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; 4 total rooms
• Laundry & utility: Laundry room; Outside laundry access

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 $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 691 active listings in the ZIP; 12 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 34% 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 50 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $91k; list at $160k implies a 76% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,102 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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: 1.05% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $209,670
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14232 Rialto Ave	0.26mi	2/2.0	1,448 (+0%)	3mo	$164,000	$113	86
14279 Midmoor Blvd	0.20mi	2/2.0	1,512 (+5%)	3mo	$250,000	$165	81
8305 Weatherford Ave	0.09mi	2/2.0	1,314 (-9%)	1mo	$193,000	$147	80
8399 Fleetway Ave	0.37mi	2/2.0	1,431 (-1%)	3mo	$215,000	$150	79
14221 Midmoor Blvd	0.22mi	2/2.0	1,550 (+7%)	1mo	$198,000	$128	77
8271 Modena Ave	0.08mi	2/2.0	1,265 (-12%)	0mo	$107,000	$85	75
14298 Action St	0.68mi	2/2.0	1,448 (+0%)	2mo	$210,000	$145	67
14761 Rialto Ave	0.52mi	2/2.0	1,512 (+5%)	2mo	$181,000	$120	66
7408 Morelli Ave	0.65mi	3/2.0 (+1)	1,485 (+3%)	3mo	$192,500	$130	58
7472 Moriah Ave	0.56mi	2/2.0	1,288 (-11%)	1mo	$158,000	$123	55
14311 Action St	0.71mi	3/2.0 (+1)	1,369 (-5%)	1mo	$230,000	$168	52
14563 Brookridge Blvd	0.74mi	3/2.0 (+1)	1,344 (-7%)	2mo	$224,000	$167	47

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-13,129
• Equity at exit: $23,841

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $5,133
• 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: 691
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$839
• Tax from tax record: −$167 /mo · $2,002/yr
• Insurance: −$67
• HOA: −$55
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $200

Break-even live

Break-even rent $1,427

Max offer price $159,899

Occupancy floor 83%

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	17d	1	0.08mi
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	24d	1	0.33mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	5d	1	0.44mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	21d	1	0.46mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	3d	1	0.52mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	24d	1	0.56mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	5d	1	0.67mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	24d	1	0.69mi
8761 Fetterbush Ct Brooksville, FL	3.0	2.0	1730	$1,850	$1.07	24d	1	0.69mi
9289 Scepter Ave Brooksville, FL	3.0	2.0	1512	$1,400	$0.93	5d	1	1.05mi
7124 Barclay Ave Unit A Spring Hill, FL	2.0	2.0	927	$1,500	$1.62	24d	1	1.09mi
14360 Barley Grass Rd Spring Hill, FL	3.0–5.0	2.0–3.0	1975	$2,195	$1.11	1d	19	1.35mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 24 events

1. 2026-06-18
   price $159,899 Active 50 DOM
2. 2026-06-18
   days on market $159,900 Active 50 DOM
3. 2026-06-17
   days on market $159,900 Active 49 DOM
4. 2026-06-16
   days on market $159,900 Active 48 DOM
5. 2026-06-15
   days on market $159,900 Active 47 DOM
6. 2026-06-13
   days on market $159,900 Active 45 DOM
7. 2026-06-13
   days on market $159,900 Active 44 DOM
8. 2026-06-09
   days on market $159,900 Active 41 DOM
9. 2026-06-08
   days on market $159,900 Active 40 DOM
10. 2026-06-07
    days on market $159,900 Active 39 DOM
11. 2026-06-04
    days on market $159,900 Active 36 DOM
12. 2026-06-03
    days on market $159,900 Active 35 DOM
13. 2026-06-02
    days on market $159,900 Active 34 DOM
14. 2026-06-01
    days on market $159,900 Active 33 DOM
15. 2026-05-31
    days on market $159,900 Active 32 DOM
16. 2026-04-29
    listed $159,900 Active
17. 2018-11-27
    soldstatus $91,000
18. 2016-08-22
    soldstatus $68,000
19. 2016-08-19
    soldstatus $68,000 282-char remark

    Show marketing remark (282 chars)

    Large 1984 2 bedroom 2 bath open floor plan with lots of upgrades. New kitchen appliances, large living room with very spacious Florida room all laminate floors. All the furniture stays both bedrooms have walk-in closets. Come enjoy this great golf community in this beautiful home.

20. 2016-08-19
    soldstatus $68,000 282-char remark

    Show marketing remark (282 chars)

    Large 1984 2 bedroom 2 bath open floor plan with lots of upgrades. New kitchen appliances, large living room with very spacious Florida room all laminate floors. All the furniture stays both bedrooms have walk-in closets. Come enjoy this great golf community in this beautiful home.

21. 2016-03-17
    listed $80,000 282-char remark

    Show marketing remark (282 chars)

    Large 1984 2 bedroom 2 bath open floor plan with lots of upgrades. New kitchen appliances, large living room with very spacious Florida room all laminate floors. All the furniture stays both bedrooms have walk-in closets. Come enjoy this great golf community in this beautiful home.

22. 2016-03-17
    listed $80,000 282-char remark

    Show marketing remark (282 chars)

    Large 1984 2 bedroom 2 bath open floor plan with lots of upgrades. New kitchen appliances, large living room with very spacious Florida room all laminate floors. All the furniture stays both bedrooms have walk-in closets. Come enjoy this great golf community in this beautiful home.

23. 2016-03-16
    historical
24. 2015-12-02
    listed $78,000

ⓘ 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: $2,002 · $167/mo
• Projected year-2 tax: $2,002 · $167/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 · 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: $20,158
• − Mortgage interest: −$8,957
• − Property taxes: −$2,002
• − Insurance: −$799
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − HOA: −$660
• − Depreciation: −$4,652
• Taxable loss: −$137
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $2,434/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

+105.0% since first listed

9 events — show timeline

• 2026-04-29 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2018-11-27 Sold (Public Records) $91,000 Public Records
• 2016-08-22 Sold (Public Records) $68,000 Public Records
• 2016-08-19 Sold (MLS) $68,000 St. Augustine and St. Johns County Board of REALTORS®
• 2016-08-19 Sold (MLS) $68,000 HCAR
• 2016-03-17 Listed $80,000 St. Augustine and St. Johns County Board of REALTORS®
• 2016-03-17 Listed $80,000 HCAR
• 2016-03-16 Listing Removed — HCAR
• 2015-12-02 Listed $78,000 HCAR

Property tax history

+18.6%/yr

Latest (2025): $2,002 · +0.0% YoY. Source: county tax records.