6106 Idle A While Cir · Ridge Manor, FL 33523

$170,000

3 bd · 2.0 ba · 1,943 sqft · SingleFamily public records · 173 Days on market

Built 1979 0.78 ac lot

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Why this score? — see what drove the B 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 +27.8/30.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Awesome 3/2 Home located on oversized . 80 acre lot mol. Home features laminate flooring and open floor plan. Large bonus room could be used as a family room in addition to the large living area.

Key facts

• Spacious lot
• Public water
• Septic system

Tags

• SPACIOUS LOT
• PUBLIC WATER
• SEPTIC SYSTEM
• LEACH FIELD INSTALLED

Property features AI

Finance

• Other: Property type: Single Family Residence; Zoning: SFR; Total rooms: 4; Living area: 1,943 (public records); Building area total: 2,501 (public records)
• HOA & community: No association

Exterior

• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: Single Family Residence; Residential property; One story; Faces east; Homestead exempt
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on a 0.78-acre lot with approximately 91 x 225 dimensions
• Exterior features: Other exterior features; Private pool

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.3% in Ridge Manor — 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 63/100 on livability (#736 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D, 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: 295 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Hernando County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $170k implies a 113% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.19% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.04%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $359,455
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33304 Teakwood Dr	0.38mi	3/2.0	2,006 (+3%)	8mo	$425,000	$212	70
6028 Knollwood Dr	0.46mi	3/2.0	1,855 (-4%)	10mo	$303,990	$164	63
33475 Loop Ct	0.29mi	3/2.0	1,840 (-5%)	19mo	$368,000	$200	62
33288 Ridge Manor Blvd	0.30mi	3/2.0	1,738 (-11%)	16mo	$286,000	$165	56
6476 Larry Ave	0.65mi	3/2.0	1,941 (-0%)	20mo	$360,000	$185	53
33466 Westwood DR Dr	0.52mi	3/2.0	1,678 (-14%)	12mo	$279,500	$167	43
6103 Fairway Dr	0.74mi	3/2.0	1,658 (-15%)	10mo	$337,500	$204	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.9%
• Equity multiple: 3.64×
• Total profit: $125,504
• Equity at exit: $153,149

10-year hold

• IRR: 29.2%
• Equity multiple: 8.22×
• Total profit: $343,630
• Equity at exit: $330,273

Cash invested: $47,600 (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 33523

• Home prices YoY: 3.8%
• Active inventory: 295
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,025 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $517

Break-even live

Break-even rent $1,370

Max offer price $170,000

Occupancy floor 69%

Sensitivity live

Price	-10% $613	-5% $565	+0% $517	+5% $469	+10% $421
Rent	-10% $357	-5% $437	+0% $517	+5% $597	+10% $677
Rate	-1.0pp $603	-0.5pp $560	base $517	+0.5pp $473	+1.0pp $428

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34438 Cedarfield Dr Dade City, FL	3.0	2.0	1941	$2,025	$1.04	11d	1	1.08mi

Listing history 19 events

1. 2026-06-02
   remarks 557-char remark
2. 2026-06-02
   status $170,000 Pending 173 DOM
3. 2026-06-01
   days on market $170,000 Active 173 DOM
4. 2026-05-31
   days on market $170,000 Active 172 DOM
5. 2026-03-17
   status Active
6. 2026-03-09
   status Pending
7. 2026-02-03
   price $170,000
8. 2026-01-07
   price $175,000
9. 2026-01-02
   price $179,990
10. 2025-12-01
    listed $189,000 Active
11. 2013-09-27
    soldstatus $79,900 195-char remark

    Show marketing remark (195 chars)

    Awesome 3/2 Home located on oversized . 80 acre lot mol. Home features laminate flooring and open floor plan. Large bonus room could be used as a family room in addition to the large living area.

12. 2013-03-20
    listed $79,900 195-char remark

    Show marketing remark (195 chars)

    Awesome 3/2 Home located on oversized . 80 acre lot mol. Home features laminate flooring and open floor plan. Large bonus room could be used as a family room in addition to the large living area.

13. 2013-02-19
    historical
14. 2012-10-04
    listed $79,900
15. 2012-09-18
    historical
16. 2011-09-28
    listed $99,900
17. 2009-08-14
    historical
18. 2008-06-01
    listed $244,500
19. 1983-12-01
    soldstatus $67,500

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $1,442 · $120/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 5/10 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: $24,300
• − Mortgage interest: −$9,523
• − Property taxes: −$1,442
• − Insurance: −$850
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$4,945
• Taxable income: $3,652
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $5,331/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 — Ridge Manor

• Score: 63/100
• State rank: #736
• US rank: #15912

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,296

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 28% Black 10% Two or more races 10% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 5% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 75% English-only · Spanish 21% Other Indo-European 2% Chinese 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: ▲ 16.36%
• Current HPI: 448.7
• 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

+151.9% since first listed

15 events — show timeline

• 2026-03-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $179,990 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2013-09-27 Sold (MLS) $79,900 Stellar MLS as Distributed by MLS Grid
• 2013-03-20 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2013-02-19 Listing Removed — HCAR
• 2012-10-04 Listed $79,900 HCAR
• 2012-09-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-09-28 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2009-08-14 Listing Removed — HCAR
• 2008-06-01 Listed $244,500 HCAR
• 1983-12-01 Sold (Public Records) $67,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,442 · -4.6% YoY. Source: county tax records.