20050 Ruth St · North Brooksville, FL 34601

$139,900

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 27 Days on market

Built 1987 8,670 sqft 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for affordability??? Then come check out this peaceful and charming Brooksville property tucked away on quiet Ruth Street, where space, privacy, and convenience come together. Surrounded by mature trees and the natural beauty Hernando County is known for, this home offers a welcoming retreat while keeping you close to everything you need. Step inside to find a comfortable, well-designed layout with bright living spaces perfect for relaxing. Located just minutes from downtown Brooksville, you’ll enjoy easy access to local shops, restaurants, parks, and the historic charm of the area. Major roadways are close by, making commutes to Tampa, Spring Hill, and the Nature Coast simple

Key facts

• Bright living spaces
• New ac
• New roof

Tags

• MATURE TREES
• BRIGHT LIVING SPACES
• EASY ACCESS TO LOCAL SHOPS
• NEW ROOF
• NEW AC

Property features AI

Finance

• Other: Furnished; Lot about 0.2 acre (0 to less than 1/4 acre)

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank sewer; Electricity available
• Home design: Residential manufactured double-wide; One story; North-facing
• Construction: Built with vinyl siding; Shingle roof; Crawlspace foundation
• Exterior features: Vinyl siding; Shingle roof; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Private mailbox; Storage
• Laundry & utility: Electric dryer hookup; Crawlspace foundation

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/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 $135k (3.8% below list).
• Recommended offer: $135k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.6% in North Brooksville — 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 65/100 on livability (#661 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; 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: Rents flat; 492 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $967 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

• It's been on market 27 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

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 $134,566 (3.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.96% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.56×
• Total profit: $-17,141
• Equity at exit: $20,860

10-year hold

• IRR: -8.1%
• Equity multiple: 0.56×
• Total profit: $-17,424
• Equity at exit: $12,096

Cash invested: $39,172 (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 34601

• Home prices YoY: -29.7%
• Rents YoY: 0.2%
• Active inventory: 492
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$734
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $145

Break-even live

Break-even rent $1,162

Max offer price $139,900

Occupancy floor 84%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20056 Suncrest Dr Brooksville, FL	2.0	2.0	1240	$1,500	$1.21	24d	1	0.06mi
20004 Suncrest Dr Brooksville, FL	2.0	1.0	757	$1,095	$1.45	16d	1	0.16mi
925 Ponce de Leon Blvd Brooksville, FL	1.0–3.0	1.0–2.0	700	$1,136	$1.62	24d	5	0.48mi
614 W Fort Dade Ave Brooksville, FL	1.0	1.0	1046	$925	$0.88	24d	1	0.53mi
460 Hale Ave Brooksville, FL	1.0–2.0	1.0	767	$1,225	$1.60	5d	2	0.96mi
965 Candlelight Blvd Brooksville, FL	1.0–2.0	1.0–2.0	720	$1,335	$1.85	3d	10	1.10mi
7781 Crystal Brook Cir Brooksville, FL	2.0–3.0	2.0	1045	$1,463	$1.40	3d	8	1.14mi
1276 Sabra Dr Brooksville, FL	3.0	2.0	1428	$1,850	$1.30	18d	1	1.33mi
1565 Oakhurst Dr Brooksville, FL	3.0	2.0	1184	$1,995	$1.68	18d	1	1.36mi
1565 Oakhurst Dr Brooksville, FL	3.0	2.0	1184	$1,995	$1.68	24d	1	1.36mi
208 Oakwood Dr Brooksville, FL	3.0	1.5	1108	$1,450	$1.31	20d	1	1.42mi
203 D St Brooksville, FL	3.0	1.0	748	$1,600	$2.14	24d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $139,900 Active 27 DOM
2. 2026-06-17
   days on market $139,900 Active 26 DOM
3. 2026-06-16
   days on market $139,900 Active 25 DOM
4. 2026-06-15
   days on market $139,900 Active 24 DOM
5. 2026-06-13
   days on market $139,900 Active 22 DOM
6. 2026-06-13
   days on market $139,900 Active 21 DOM
7. 2026-06-09
   days on market $139,900 Active 18 DOM
8. 2026-06-08
   days on market $139,900 Active 17 DOM
9. 2026-06-07
   days on market $139,900 Active 16 DOM
10. 2026-06-04
    days on market $139,900 Active 13 DOM
11. 2026-06-03
    days on market $139,900 Active 12 DOM
12. 2026-06-02
    days on market $139,900 Active 11 DOM
13. 2026-06-01
    days on market $139,900 Active 10 DOM
14. 2026-05-31
    days on market $139,900 Active 9 DOM
15. 2026-05-22
    listed $139,900 Active

ⓘ 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: $1,513 · $126/mo
• Projected year-2 tax: $1,513 · $126/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 ≥109°F today · 24 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: $16,148
• − Mortgage interest: −$7,837
• − Property taxes: −$1,513
• − Insurance: −$700
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$4,070
• Taxable loss: −$554
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $1,874/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 — North Brooksville

• Score: 65/100
• State rank: #661
• US rank: #13315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Brooksville, FL
• County: Hernando County · 169,677 people
• City population: 23,648
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,115
• Household income: $60,440
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 664.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 11% Black 8% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2% Dominican 1%
• Common ancestry: Slovak 4% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -132.68%
• Current HPI: 313.4695
• Rent YoY: ▲ 0.19%
• 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

1 event — show timeline

• 2026-05-22 Listed $139,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+18.5%/yr

Latest (2025): $1,513 · +3.0% YoY. Source: county tax records.