8144 Ridge Dale Ave · Brookridge, FL 34613

$149,000

2 bd · 2.0 ba · 1,209 sqft · Manufactured public records · 1 Days on market

Built 1980 6,000 sqft lot Est $156k · at est. $55/mo HOA · 4% 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 +23.8/30.0
• ARV discount +9.5/15.0
• DSCR +7.7/10.0
• 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

Beautifull Brookridge Large Home, 2 Bedroom, 2 Bath. MOVE-IN READY, Seller Motivated, on a Beautiful Lot that you will own, in the middle of the community, near the clubhouse and near golf. Enjoy riding in your own golf cart, near the clubhouse as you enjoy living in your own home in Hernando County with very LOW monthly fees, in this active 55+ Community, where the good life begins. This home is very beautiful, with an easy to maintain with a kitchen, dining, study area and living room, built in closets, enclosed porch with a work area, laundry area, and great sitting area. Located nearby is the Vibrant Golf Community, with an amazing 18-hole golf course, with a very active Club House fill

Key facts

• Laundry area
• Beautiful lot
• Enclosed porch

Tags

• MOVE IN READY
• BEAUTIFUL LOT
• ENCLOSED PORCH
• WORK AREA
• LAUNDRY AREA
• SITTING AREA

Property features AI

Finance

• Other: Property type: Manufactured home; Zoning: PUD/PDP
• HOA & community: Homeowners association with monthly fee ($55); Community amenities include clubhouse, golf course, gated entry, RV/boat storage, security, and pool; Senior community

Exterior

• Parking: Attached carport (1 space)
• Security: 24-hour security; Gated community with guard; Security gate
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home (attached); Faces west; Residential single-family use
• Construction: Vinyl siding; Other roof
• Exterior features: Covered patio/porch with awning(s) and side porch; Cleared lot with few trees; Paved private road frontage on a privately maintained road

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Vinyl; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer; Dryer; Laundry area in carport

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 8.6% 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-, amenities 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.
• Zoned schools: Pine Grove Elementary School (math 60% / reading 45%, grade C-, #976 of 2,144 statewide, top 46%, 991 students, 60% FRL); West Hernando Middle School (math 36% / reading 37%, grade F, #405 of 571 statewide, top 72%, 695 students, 58% FRL); Central High School (math 34% / reading 44%, grade F, #312 of 667 statewide, top 48%, 1,426 students, 53% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 691 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $149k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $149,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $155,961
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8271 Modena Ave	0.19mi	2/2.0	1,265 (+5%)	0mo	$107,000	$85	83
14371 Nectarine St	0.32mi	2/2.0	1,178 (-3%)	1mo	$205,000	$174	80
8057 Dinsmore St	0.22mi	2/2.0	1,152 (-5%)	2mo	$85,000	$74	80
8305 Weatherford Ave	0.14mi	2/2.0	1,314 (+9%)	1mo	$193,000	$147	78
7464 Dinsmore St	0.47mi	2/2.0	1,200 (-1%)	2mo	$175,000	$146	76
8304 Weatherford Ave	0.13mi	2/2.0	1,056 (-13%)	1mo	$109,000	$103	72
14366 Starcross St	0.30mi	2/2.0	1,104 (-9%)	2mo	$80,000	$72	70
14883 Rialto Ave	0.46mi	2/2.0	1,144 (-5%)	0mo	$148,000	$129	69
7472 Moriah Ave	0.48mi	2/2.0	1,288 (+6%)	1mo	$158,000	$123	66
14986 Rialto Ave	0.63mi	2/2.0	1,188 (-2%)	2mo	$185,000	$156	66
7443 Morelli Ave	0.56mi	2/2.0	1,120 (-7%)	3mo	$144,000	$129	59
14563 Brookridge Blvd	0.66mi	3/2.0 (+1)	1,344 (+11%)	2mo	$224,000	$167	44

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,894
• Equity at exit: $22,216

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $18,304
• Equity at exit: $12,883

Cash invested: $41,720 (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: $1,570 high
• Mortgage (P&I): −$781
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$62
• HOA: −$55
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $287

Break-even live

Break-even rent $1,206

Max offer price $149,000

Occupancy floor 77%

Sensitivity live

Price	-10% $371	-5% $329	+0% $287	+5% $245	+10% $203
Rent	-10% $163	-5% $225	+0% $287	+5% $349	+10% $411
Rate	-1.0pp $362	-0.5pp $325	base $287	+0.5pp $248	+1.0pp $209

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	18d	1	0.25mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	22d	1	0.28mi
15466 Brookridge Blvd Brooksville, FL	2.0	2.0	828	$1,225	$1.48	25d	1	0.43mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	25d	1	0.55mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	4d	1	0.69mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	5d	1	0.72mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	25d	1	0.73mi
7124 Barclay Ave Unit A Spring Hill, FL	2.0	2.0	927	$1,500	$1.62	25d	1	0.96mi
14373 Irving St Spring Hill, FL	2.0	1.0	828	$1,750	$2.11	25d	1	1.47mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 17 events

1. 2026-06-18
   days on marketlisting id $149,000 Active 1 DOM
2. 2026-06-17
   days on market $149,000 Active 38 DOM
3. 2026-06-16
   days on market $149,000 Active 37 DOM
4. 2026-06-15
   days on market $149,000 Active 36 DOM
5. 2026-06-13
   days on market $149,000 Active 34 DOM
6. 2026-06-13
   days on market $149,000 Active 33 DOM
7. 2026-06-09
   days on market $149,000 Active 30 DOM
8. 2026-06-08
   days on market $149,000 Active 29 DOM
9. 2026-06-07
   pricedays on market $149,000 Active 28 DOM
10. 2026-06-04
    days on market $179,000 Active 25 DOM
11. 2026-06-03
    days on market $179,000 Active 24 DOM
12. 2026-06-02
    days on market $179,000 Active 23 DOM
13. 2026-06-01
    days on market $179,000 Active 22 DOM
14. 2026-05-31
    days on market $179,000 Active 21 DOM
15. 2026-05-10
    listed $179,000 Active
16. 1996-12-03
    soldstatus $47,500
17. 1984-09-01
    soldstatus $37,000

ⓘ 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: $655 · $55/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$581/yr (+$48/mo · 88.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,835
• − Mortgage interest: −$8,346
• − Property taxes: −$655
• − Insurance: −$745
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$660
• − Depreciation: −$4,335
• Taxable income: $1,080
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $3,184/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

+383.8% since first listed

3 events — show timeline

• 2026-05-10 Listed $179,000 HCAR
• 1996-12-03 Sold (Public Records) $47,500 Public Records
• 1984-09-01 Sold (Public Records) $37,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $655 · +1.1% YoY. Source: county tax records.