6057 Knollwood Dr · Ridge Manor, FL 33523

$260,000

2 bd · 1.0 ba · 1,065 sqft · SingleFamily public records · 4 Days on market

Built 1991 0.26 ac lot Est $260k · at est.

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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 +21.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 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

Listing remarks

Virtually Staged. Splash into summer in this move in ready affordable pool home. Located on an oversized lot that feels very private with no rear neighbors and a platted no-build parcel owned by the county to the right. Save on energy costs with solar panels (owned outright, not a lease). FEMA flood zone X, so no flood insurance requirements. Inside is move in ready with a large primary bedroom, guest room, full bath with tub/shower combo, L-shaped living and dining room, kitchen with lots of cabinetry and counterspace, and a bonus room that would be a great office, gym, or craft space. The pool area is the highlight of this gem. A large screened pavered patio area around the sparking in-gr

Key facts

• In-ground pool
• No rear neighbors
• Oversized lot

Tags

• OVERSIZED LOT
• NO REAR NEIGHBORS
• NO-BUILD PARCEL
• SOLAR PANELS
• SCREENED PAVERED PATIO
• IN-GROUND POOL

Property features AI

Finance

• Other: Homestead exempt; Property zoned R1; Lot approximately 0.26 acre (80 x 140)
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electricity connected; Water connected (see remarks for source); Septic tank
• Home design: Single-family residence; One story; Faces north
• Construction: Block and brick construction; Shingle roof; Slab foundation; Built as residential single family
• Exterior features: Outdoor shower; Private in-ground pool with screen enclosure; Paved lot; Chain link fencing

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: L-shaped dining area; Bonus room
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/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 $249k (4.2% below list).
• Recommended offer: $249k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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, 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: Eastside Elementary School (math 37% / reading 32%, grade F, #1,709 of 2,144 statewide, top 81%, 737 students, 73% FRL); D. S. Parrott Middle School (math 40% / reading 40%, grade F, #368 of 571 statewide, top 65%, 835 students, 67% FRL); Hernando High School (math 42% / reading 42%, grade F, #275 of 667 statewide, top 42%, 1,299 students, 58% FRL).
• Market conditions: 295 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $260k implies a 330% 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 $248,951 (4.2% 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. 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.
4. 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.
5. 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: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $259,860
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6034 Idle A While Cir	0.22mi	3/2.0 (+1)	1,100 (+3%)	18mo	$285,000	$259	60
33486 Westwood Dr	0.66mi	2/2.0	1,062 (-0%)	6mo	$270,000	$254	60
6114 Idle A While Cir	0.44mi	2/1.5	1,130 (+6%)	15mo	$230,000	$204	55
5425 Leisure St	0.44mi	2/2.0	1,200 (+13%)	11mo	$220,000	$183	45
34307 Shaffer Dr	0.55mi	3/2.0 (+1)	1,196 (+12%)	2mo	$250,000	$209	43
33357 Westwood Dr	0.72mi	2/2.0	1,000 (-6%)	11mo	$244,000	$244	43

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: 29.2%
• Equity multiple: 3.30×
• Total profit: $167,648
• Equity at exit: $234,229

10-year hold

• IRR: 25.3%
• Equity multiple: 7.50×
• Total profit: $472,907
• Equity at exit: $505,123

Cash invested: $72,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,490 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $411

Break-even live

Break-even rent $1,970

Max offer price $260,000

Occupancy floor 78%

Sensitivity live

Price	-10% $558	-5% $484	+0% $411	+5% $337	+10% $263
Rent	-10% $214	-5% $312	+0% $411	+5% $509	+10% $607
Rate	-1.0pp $542	-0.5pp $477	base $411	+0.5pp $343	+1.0pp $275

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5431 Tower St Dade City, FL	2.0	1.5	1188	$2,000	$1.68	19d	1	0.37mi
34807 Evergreen Way Dade City, FL	3.0	1.0	1000	$1,900	$1.90	22d	1	1.34mi
34807 Evergreen Way Unit 1571614P Ridge Manor, FL	3.0	1.0	1076	$4,669	$4.34	1d	1	1.34mi

Listing history 3 events

1. 2026-06-21
   days on market $260,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $260,000 Active 1 DOM

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$1,147/yr (+$96/mo · 113.5%)

ⓘ 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 8/10 Severe 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: $29,874
• − Mortgage interest: −$14,564
• − Property taxes: −$1,011
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,390
• − Management: −$2,390
• − Depreciation: −$7,564
• Taxable income: $656
• Est. tax owed @ 24.0%: −$157
• After-tax cash flow: $4,771/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

• Census place: Ridge Manor, FL
• City population: 21,077
• 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

+330.5% since first listed

2 events — show timeline

• 2026-06-17 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2002-05-02 Sold (Public Records) $60,400 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,011 · +0.7% YoY. Source: county tax records.