9141 Salisbury Dr · Brookridge, FL 34613

$174,000

3 bd · 2.0 ba · 1,288 sqft · Manufactured public records · 63 Days on market

Built 1981 7,000 sqft lot Est $184k · 6% 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 +24.7/30.0
• ARV discount +10.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.7/10.0
• 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

Welcome to the desirable Brookridge 55+ gated community, where comfort, efficiency, and exciting living come together. This well-maintained 2-bedroom, 2-bath manufactured home offers 1,288 living square feet with an expanded adjusted area of approximately 2,558 sq ft, providing plenty of space to relax and entertain. Inside, you’ll find a functional floor plan featuring a spacious living area, new vinyl flooring and carpet, and interior paneling that adds warmth and character. The kitchen includes ample cabinetry, a pantry, and is equipped with newer appliances, including refrigerator, dishwasher, microwave, and range. A convenient in-unit washer and dryer are also included. This home truly stands out with energy-efficient upgrades designed to help keep utility costs low, including solar panels, new ductwork, and new windows installed just one year ago. Combined with central air and electric heating, these improvements brings year-round comfort and efficiency. Enjoy additional flexible living spaces with enclosed porch areas and a finished utility/storage room—hobbies, entertaining, or extra storage. Situated on a partially fenced lot, the property includes a covered carport, screened porch, and partially fenced outdoor space. The metal roof adds durability and longevity. Brookridge offers a vibrant lifestyle with 24-hour gated security and a wide range of amenities including a golf course, clubhouse, pool, tennis courts, shuffleboard, and RV/boat storage, all with a low HOA fee. Conveniently located near shopping, dining, and the Nature Coast’s outdoor attractions, this home is your way for seasonal or full-time Florida living. Schedule your showing today and discover affordable Florida living with added efficiency and peace of mind.

Key facts

• Gated community
• Enclosed porch areas
• New ductwork

Tags

• GATED COMMUNITY
• ENERGY EFFICIENT UPGRADES
• SOLAR PANELS
• NEW DUCTWORK
• NEW WINDOWS
• ENCLOSED PORCH AREAS

Property features AI

Finance

• Other: No lease restrictions reported; Homestead exemption applied
• Financial info: Total monthly fees reported as $55; Total annual fees reported as $660
• HOA & community: Located in Brooksville Community HOA; HOA approval required; Monthly HOA fee of $55; Association amenities: clubhouse, fitness center, golf course, pool, sauna, tennis courts, pickleball courts, shuffleboard courts, gated access; Senior community; Street lights; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community (association amenity); Community security (association amenity)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected; Solar (green energy)
• Home design: Manufactured home (double wide); One story; Facing east; Pillar/post/pier foundation
• Construction: Vinyl siding; Metal roof; Built as a manufactured double wide
• Exterior features: Awning(s); Hurricane shutters; Paved road access; Lot dimensions approximately 70 x 100

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Formal dining area; Open floorplan
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and Dryer included (appliances listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 695 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 63 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $174k implies a 252% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.07% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $184,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9128 Scepter Ave	0.16mi	3/2.0	1,280 (-1%)	0mo	$183,000	$143	91
9155 Fontaine Dr	0.11mi	2/2.0 (-1)	1,296 (+1%)	2mo	$172,200	$133	87
16229 Brookridge Blvd	0.11mi	3/2.0	1,380 (+7%)	1mo	$215,000	$156	82
8223 Fortune Hunter Dr	0.12mi	2/2.0 (-1)	1,176 (-9%)	1mo	$100,000	$85	74
14311 Action St	0.34mi	3/2.0	1,369 (+6%)	1mo	$230,000	$168	73
14986 Rialto Ave	0.41mi	2/2.0 (-1)	1,188 (-8%)	2mo	$185,000	$156	61
14298 Action St	0.33mi	2/2.0 (-1)	1,448 (+12%)	2mo	$210,000	$145	57
9847 Scepter Ave	0.73mi	2/2.0 (-1)	1,248 (-3%)	0mo	$154,000	$123	55
9847 Scepter Ave	0.73mi	2/2.0 (-1)	1,248 (-3%)	0mo	$154,000	$123	55
14883 Rialto Ave	0.55mi	2/2.0 (-1)	1,144 (-11%)	0mo	$148,000	$129	50
9259 Salvini Dr	0.65mi	2/2.0 (-1)	1,152 (-11%)	1mo	$165,000	$143	46
15682 Brookridge Blvd	0.68mi	2/2.0 (-1)	1,104 (-14%)	0mo	$144,000	$130	39

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,977
• Equity at exit: $25,944

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $25,475
• Equity at exit: $15,044

Cash invested: $48,720 (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: 695
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$912
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$72
• HOA: −$55
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $365

Break-even live

Break-even rent $1,398

Max offer price $174,000

Occupancy floor 75%

Sensitivity live

Price	-10% $464	-5% $414	+0% $365	+5% $316	+10% $267
Rent	-10% $218	-5% $292	+0% $365	+5% $439	+10% $512
Rate	-1.0pp $453	-0.5pp $409	base $365	+0.5pp $320	+1.0pp $274

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8761 Fetterbush Ct Brooksville, FL	3.0	2.0	1730	$1,850	$1.07	25d	1	0.13mi
9289 Scepter Ave Brooksville, FL	3.0	2.0	1512	$1,400	$0.93	6d	1	0.24mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	25d	1	0.26mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	4d	1	0.30mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	6d	1	0.58mi
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	25d	1	0.67mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	19d	1	0.74mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	6d	1	0.77mi
13020 Sun Rd Brooksville, FL	2.0	2.0	1424	$1,700	$1.19	25d	1	1.12mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	23d	1	1.27mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	25d	1	1.50mi

HOA detail

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

Listing history 32 events

1. 2026-06-21
   days on market $174,000 Active 63 DOM
2. 2026-06-18
   days on market $174,000 Active 60 DOM
3. 2026-06-17
   days on market $174,000 Active 59 DOM
4. 2026-06-16
   days on market $174,000 Active 58 DOM
5. 2026-06-15
   days on market $174,000 Active 57 DOM
6. 2026-06-13
   days on market $174,000 Active 55 DOM
7. 2026-06-13
   days on market $174,000 Active 54 DOM
8. 2026-06-09
   days on market $174,000 Active 51 DOM
9. 2026-06-08
   days on market $174,000 Active 50 DOM
10. 2026-06-07
    days on market $174,000 Active 49 DOM
11. 2026-06-04
    days on market $174,000 Active 46 DOM
12. 2026-06-03
    days on market $174,000 Active 45 DOM
13. 2026-06-02
    days on market $174,000 Active 44 DOM
14. 2026-06-01
    days on market $174,000 Active 43 DOM
15. 2026-05-31
    days on market $174,000 Active 42 DOM
16. 2026-05-23
    price $174,000
17. 2026-04-19
    listed $184,999 Active 1782-char remark

    Show marketing remark (1782 chars)

    Welcome to the desirable Brookridge 55+ gated community, where comfort, efficiency, and exciting living come together. This well-maintained 2-bedroom, 2-bath manufactured home offers 1,288 living square feet with an expanded adjusted area of approximately 2,558 sq ft, providing plenty of space to relax and entertain. Inside, you’ll find a functional floor plan featuring a spacious living area, new vinyl flooring and carpet, and interior paneling that adds warmth and character. The kitchen includes ample cabinetry, a pantry, and is equipped with newer appliances, including refrigerator, dishwasher, microwave, and range. A convenient in-unit washer and dryer are also included. This home truly stands out with energy-efficient upgrades designed to help keep utility costs low, including solar panels, new ductwork, and new windows installed just one year ago. Combined with central air and electric heating, these improvements brings year-round comfort and efficiency. Enjoy additional flexible living spaces with enclosed porch areas and a finished utility/storage room—hobbies, entertaining, or extra storage. Situated on a partially fenced lot, the property includes a covered carport, screened porch, and partially fenced outdoor space. The metal roof adds durability and longevity. Brookridge offers a vibrant lifestyle with 24-hour gated security and a wide range of amenities including a golf course, clubhouse, pool, tennis courts, shuffleboard, and RV/boat storage, all with a low HOA fee. Conveniently located near shopping, dining, and the Nature Coast’s outdoor attractions, this home is your way for seasonal or full-time Florida living. Schedule your showing today and discover affordable Florida living with added efficiency and peace of mind.

18. 2026-04-19
    listed $184,999 Active

    Show marketing remark (1782 chars)

    Welcome to the desirable Brookridge 55+ gated community, where comfort, efficiency, and exciting living come together. This well-maintained 2-bedroom, 2-bath manufactured home offers 1,288 living square feet with an expanded adjusted area of approximately 2,558 sq ft, providing plenty of space to relax and entertain. Inside, you’ll find a functional floor plan featuring a spacious living area, new vinyl flooring and carpet, and interior paneling that adds warmth and character. The kitchen includes ample cabinetry, a pantry, and is equipped with newer appliances, including refrigerator, dishwasher, microwave, and range. A convenient in-unit washer and dryer are also included. This home truly stands out with energy-efficient upgrades designed to help keep utility costs low, including solar panels, new ductwork, and new windows installed just one year ago. Combined with central air and electric heating, these improvements brings year-round comfort and efficiency. Enjoy additional flexible living spaces with enclosed porch areas and a finished utility/storage room—hobbies, entertaining, or extra storage. Situated on a partially fenced lot, the property includes a covered carport, screened porch, and partially fenced outdoor space. The metal roof adds durability and longevity. Brookridge offers a vibrant lifestyle with 24-hour gated security and a wide range of amenities including a golf course, clubhouse, pool, tennis courts, shuffleboard, and RV/boat storage, all with a low HOA fee. Conveniently located near shopping, dining, and the Nature Coast’s outdoor attractions, this home is your way for seasonal or full-time Florida living. Schedule your showing today and discover affordable Florida living with added efficiency and peace of mind.

19. 2026-01-14
    historical
20. 2025-09-24
    price $198,098
21. 2025-04-07
    price $204,402
22. 2025-02-16
    price $215,510
23. 2025-01-30
    listed $215,512 Active
24. 2012-04-24
    soldstatus $49,500
25. 2012-04-20
    soldstatus $49,500
26. 2012-04-20
    soldstatus $49,500
27. 2012-01-22
    listed $54,200
28. 2012-01-22
    listed $54,200
29. 2012-01-13
    soldstatus $34,000
30. 2012-01-13
    soldstatus $34,000
31. 2011-07-19
    listed $49,000
32. 2011-07-19
    listed $49,000

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$670/yr (+$56/mo · 86.5%)

ⓘ 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 · 28 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: $22,323
• − Mortgage interest: −$9,747
• − Property taxes: −$775
• − Insurance: −$870
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − HOA: −$660
• − Depreciation: −$5,062
• Taxable income: $1,638
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $3,988/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

+255.1% since first listed

17 events — show timeline

• 2026-05-23 Price Changed $174,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-19 Listed $184,999 RACC
• 2026-04-19 Listed $184,999 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listing Removed — HCAR
• 2025-09-24 Price Changed $198,098 HCAR
• 2025-04-07 Price Changed $204,402 HCAR
• 2025-02-16 Price Changed $215,510 HCAR
• 2025-01-30 Listed $215,512 HCAR
• 2012-04-24 Sold (Public Records) $49,500 Public Records
• 2012-04-20 Sold (MLS) $49,500 HCAR
• 2012-04-20 Sold (MLS) $49,500 St. Augustine and St. Johns County Board of REALTORS®
• 2012-01-22 Listed $54,200 HCAR
• 2012-01-22 Listed $54,200 St. Augustine and St. Johns County Board of REALTORS®
• 2012-01-13 Sold (MLS) $34,000 HCAR
• 2012-01-13 Sold (MLS) $34,000 St. Augustine and St. Johns County Board of REALTORS®
• 2011-07-19 Listed $49,000 HCAR
• 2011-07-19 Listed $49,000 St. Augustine and St. Johns County Board of REALTORS®

Property tax history

-0.8%/yr

Latest (2025): $775 · -0.7% YoY. Source: county tax records.