6421 Sunnyside Ranch Rd · Hill 'n Dale, FL 34602

$275,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 139 Days on market

Built 1996 2.20 ac lot

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your private paradise! This charming 3-bedroom, 2-bath home sits on nearly 3 acres of peaceful, partially cleared land while preserving a beautiful wooded setting. The property is perfect for horse lovers, featuring a brand-new 24x36 barn with two spacious horse stalls, a newly fenced pasture, and a fully fenced perimeter to ensure safety and privacy. Wander along the magical solar-lit woodland walkway that leads to a picturesque gazebo and cozy fire pit, creating a serene escape for relaxation and gatherings. With a loop-around driveway, there's ample space to park and turn trailers with ease. HOME IS LOCATED ON SLOPED PROPERTY, FLOOD ZONE X. No need to worry about flooding! Ins

Key facts

• Newly fenced pasture
• Nearly 3 acres
• Brand-new barn

Tags

• NEARLY 3 ACRES
• BRAND-NEW BARN
• TWO SPACIOUS HORSE STALLS
• NEWLY FENCED PASTURE
• FULLY FENCED PERIMETER
• SOLAR-LIT WOODLAND WALKWAY

Property features AI

Finance

• Other: Zoned AG (agricultural); Lot approximately 2.2 acres (2 to less than 5 acres); Roads on property are dirt and gravel; Barn features include horse barn and pole barn
• HOA & community: No HOA indicated

Exterior

• Parking: Driveway access
• Utilities: Private well water; Septic tank; Cable available and connected; Electricity available and connected; Water available and connected
• Home design: Manufactured double wide home; Single-story; Faces southeast; One-level entry
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as manufactured home
• Exterior features: Dog run; Fire pit; Exterior lighting; Outdoor storage

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air
• Interior features: Ceiling fans; High ceilings; Open floor plan; Solid surface counters; Split bedroom layout; Thermostat
• Laundry & utility: Washer; Dryer; Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $29 ($354/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (20.8% below list).
• Recommended offer: $218k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Hill 'n Dale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 187 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 139 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 23y 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 $115k; list at $275k implies a 139% 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,701 (20.8% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-42,780
• Equity at exit: $41,003

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-35,226
• Equity at exit: $23,777

Cash invested: $77,000 (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 34602

• Home prices YoY: -21.1%
• Active inventory: 187
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,177 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$134 /mo · $1,604/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $29

Break-even live

Break-even rent $2,140

Max offer price $275,000

Occupancy floor 94%

Sensitivity live

Price	-10% $185	-5% $107	+0% $29	+5% $-48	+10% $-126
Rent	-10% $-143	-5% $-57	+0% $29	+5% $115	+10% $201
Rate	-1.0pp $168	-0.5pp $99	base $29	+0.5pp $-42	+1.0pp $-114

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27108 Simona Ave Brooksville, FL	3.0	1.0	1092	$1,700	$1.56	25d	1	0.22mi
6367 Enterprise Dr Unit 1234457P Brooksville, FL	3.0	2.0	1119	$3,367	$3.01	0d	1	0.35mi
27008 Anthony Ave Brooksville, FL	3.0	2.0	1043	$1,795	$1.72	25d	1	0.35mi

Listing history 50 events

1. 2026-06-21
   days on market $275,000 Active 139 DOM
2. 2026-06-18
   days on market $275,000 Active 136 DOM
3. 2026-06-17
   days on market $275,000 Active 135 DOM
4. 2026-06-16
   days on market $275,000 Active 134 DOM
5. 2026-06-15
   days on market $275,000 Active 133 DOM
6. 2026-06-13
   days on market $275,000 Active 131 DOM
7. 2026-06-13
   days on market $275,000 Active 130 DOM
8. 2026-06-09
   days on market $275,000 Active 127 DOM
9. 2026-06-08
   days on market $275,000 Active 126 DOM
10. 2026-06-07
    days on market $275,000 Active 125 DOM
11. 2026-06-04
    days on market $275,000 Active 122 DOM
12. 2026-06-03
    days on market $275,000 Active 121 DOM
13. 2026-06-02
    days on market $275,000 Active 120 DOM
14. 2026-06-01
    days on market $275,000 Active 119 DOM
15. 2026-05-31
    days on market $275,000 Active 118 DOM
16. 2026-02-02
    listed $275,000 Active
17. 2025-12-04
    historical
18. 2025-12-04
    historical
19. 2025-01-13
    price $275,000
20. 2025-01-13
    price $275,000
21. 2024-10-17
    price $299,999
22. 2024-10-17
    price $299,999
23. 2024-09-20
    listed $325,000 Active
24. 2024-09-20
    listed $325,000 Active
25. 2024-07-23
    historical
26. 2024-06-20
    status Active
27. 2024-06-15
    historical
28. 2024-06-02
    price $349,999
29. 2024-05-22
    price $352,000
30. 2024-05-20
    price $362,500
31. 2024-04-25
    price $389,000
32. 2024-03-19
    price $399,000
33. 2024-03-06
    listed $425,000 Active
34. 2022-04-01
    soldstatus $115,000
35. 2022-03-30
    soldstatus $115,000 Closed
36. 2022-03-30
    soldstatus $115,000 Closed
37. 2022-03-30
    soldstatus $115,000
38. 2022-02-09
    status Pending
39. 2022-02-09
    historical Active Under Contract - Accepting Back Up Offers
40. 2022-02-03
    price $127,900
41. 2022-02-02
    price $127,900
42. 2022-01-18
    status Active
43. 2022-01-18
    status Active
44. 2022-01-14
    status Pending
45. 2022-01-14
    historical Active Under Contract - Accepting Back Up Offers
46. 2022-01-12
    status Active
47. 2022-01-12
    status Active
48. 2021-12-29
    historical Active Under Contract - Accepting Back Up Offers
49. 2021-12-29
    status Pending
50. 2021-12-08
    price $137,900

ⓘ 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: $1,604 · $134/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$679/yr (+$57/mo · 42.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,124
• − Mortgage interest: −$15,404
• − Property taxes: −$1,604
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$8,000
• Taxable loss: −$4,439
• Est. tax savings @ 24.0%: +$1,065
• After-tax cash flow: $1,419/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 — Hill 'n Dale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,391

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 14% Black 11% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 90% English-only · Spanish 8%

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: ▼ -75.28%
• Current HPI: 282.3728
• Rent YoY: —
• Metro: —
• 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

+1685.7% since first listed

56 events — show timeline

• 2026-02-02 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Listing Removed — HCAR
• 2025-12-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-13 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-13 Price Changed $275,000 HCAR
• 2024-10-17 Price Changed $299,999 HCAR
• 2024-10-17 Price Changed $299,999 Stellar MLS as Distributed by MLS Grid
• 2024-09-20 Listed $325,000 HCAR
• 2024-09-20 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-06-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-02 Price Changed $349,999 Stellar MLS as Distributed by MLS Grid
• 2024-05-22 Price Changed $352,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-20 Price Changed $362,500 Stellar MLS as Distributed by MLS Grid
• 2024-04-25 Price Changed $389,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-19 Price Changed $399,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-06 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-01 Sold (Public Records) $115,000 Public Records
• 2022-03-30 Sold (MLS) $115,000 St. Augustine and St. Johns County Board of REALTORS®
• 2022-03-30 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-30 Sold (MLS) $115,000 HCAR
• 2022-02-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-09 Contingent — HCAR
• 2022-02-03 Price Changed $127,900 HCAR
• 2022-02-02 Price Changed $127,900 Stellar MLS as Distributed by MLS Grid
• 2022-01-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-01-18 Relisted — HCAR
• 2022-01-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-14 Contingent — HCAR
• 2022-01-12 Relisted — HCAR
• 2022-01-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-12-29 Contingent — HCAR
• 2021-12-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-08 Price Changed $137,900 HCAR
• 2021-12-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-12-08 Relisted — HCAR
• 2021-07-28 Price Changed $137,900 Stellar MLS as Distributed by MLS Grid
• 2021-07-28 Listing Removed — HCAR
• 2021-07-09 Relisted — HCAR
• 2021-07-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-07-03 Pending — HCAR
• 2021-07-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-19 Listed $127,900 St. Augustine and St. Johns County Board of REALTORS®
• 2021-05-19 Listed $127,900 Stellar MLS as Distributed by MLS Grid
• 2021-05-19 Listed $127,900 HCAR
• 2019-11-11 Listing Removed — HCAR
• 2008-04-04 Listed $210,000 HCAR
• 2006-01-19 Sold (Public Records) $110,000 Public Records
• 2006-01-13 Sold (MLS) $110,000 HCAR
• 2005-12-14 Listed $118,900 HCAR
• 2005-05-11 Sold (Public Records) $79,000 Public Records
• 2003-06-16 Sold (Public Records) $69,700 Public Records
• 2003-03-29 Listed $72,900 HCAR
• 1999-01-27 Sold (Public Records) $15,400 Public Records
• 1995-10-11 Sold (Public Records) $15,400 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,604 · -5.2% YoY. Source: county tax records.