8250 Modena Ave · Brookridge, FL 34613

$115,000

2 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 207 Days on market

Built 1975 6,000 sqft lot Est $142k · 19% under $50/mo HOA · 3% of rent

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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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Newly furnished with preowned really nice and clean, plus dishes, pot pans, linens and things. Light and bright colors and carpet, extra sun room, enclosed, could be bedroom w/o closet. Outside utility room includes washer and dryer and storage space. If you have already seen it please look again. Moving on up and price comes down. Owner is motivated, wants to turn.

Key facts

• Close to pool
• Great location
• Tennis courts

Tags

• GREAT LOCATION
• CLOSE TO CLUBHOUSE
• CLOSE TO POOL
• TENNIS COURTS
• SHUFFLEBOARD
• WALK IN CLOSET

Property features AI

Finance

• Other: Zoning: R1-MH (Residential Single Family Housing)
• HOA & community: Part of a homeowners association (monthly fee $50); HOA amenities: clubhouse, fitness center, gated community, RV/boat storage, sauna, shuffleboard court, tennis courts, pool; Senior community

Exterior

• Parking: Carport (1 space)
• Security: Gated community with guard; Community security included in HOA
• Utilities: Public water; Public sewer; Electricity connected (150 Amp service)
• Home design: Residential mobile home; Single-story; Attached property; Fixer condition
• Construction: Aluminum siding; Metal roof; Built as mobile home
• Exterior features: Patio; Shed(s); Few trees; Private asphalt road access; Has view; Gated with guard

Interior

• Kitchen: Electric oven; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (heat pump); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Open floorplan; Pantry; Partially furnished
• Laundry & utility: Washer and dryer (located in carport); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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-, 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: Pine Grove Elementary School (math 60% / reading 45%, grade C-, #976 of 2,144 statewide, top 46%, 991 students, 60% FRL); West Hernando Middle School (math 36% / reading 37%, grade F, #405 of 571 statewide, top 72%, 695 students, 58% FRL); Central High School (math 34% / reading 44%, grade F, #312 of 667 statewide, top 48%, 1,426 students, 53% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 695 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $38k; list at $115k implies a 203% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.42%
• DSCR: 1.69
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $142,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8304 Weatherford Ave	0.13mi	2/2.0	1,056 (-4%)	1mo	$109,000	$103	86
14883 Rialto Ave	0.32mi	2/2.0	1,144 (+4%)	0mo	$148,000	$129	79
14366 Starcross St	0.44mi	2/2.0	1,104 (0%)	2mo	$80,000	$72	78
8057 Dinsmore St	0.36mi	2/2.0	1,152 (+4%)	2mo	$85,000	$74	74
8271 Modena Ave	0.05mi	2/2.0	1,265 (+15%)	0mo	$107,000	$85	74
14371 Nectarine St	0.46mi	2/2.0	1,178 (+7%)	1mo	$205,000	$174	66
15682 Brookridge Blvd	0.71mi	2/2.0	1,104 (0%)	0mo	$144,000	$130	66
14986 Rialto Ave	0.49mi	2/2.0	1,188 (+8%)	2mo	$185,000	$156	63
7464 Dinsmore St	0.61mi	2/2.0	1,200 (+9%)	2mo	$175,000	$146	56
9847 Scepter Ave	0.71mi	2/2.0	1,248 (+13%)	0mo	$154,000	$123	44
9847 Scepter Ave	0.71mi	2/2.0	1,248 (+13%)	0mo	$154,000	$123	44
9839 Scepter Ave	0.72mi	3/2.0 (+1)	960 (-13%)	2mo	$145,000	$151	38

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $7,759
• Equity at exit: $17,147

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $40,880
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$603
• Tax from tax record: −$135 /mo · $1,620/yr
• Insurance: −$48
• HOA: −$50
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $414

Break-even live

Break-even rent $1,058

Max offer price $115,000

Occupancy floor 69%

Sensitivity live

Price	-10% $479	-5% $446	+0% $414	+5% $381	+10% $349
Rent	-10% $289	-5% $351	+0% $414	+5% $476	+10% $539
Rate	-1.0pp $472	-0.5pp $443	base $414	+0.5pp $384	+1.0pp $354

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	19d	1	0.14mi
15466 Brookridge Blvd Brooksville, FL	2.0	2.0	828	$1,225	$1.48	25d	1	0.31mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	23d	1	0.42mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	4d	1	0.57mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	6d	1	0.60mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	25d	1	0.61mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	25d	1	0.68mi
7124 Barclay Ave Unit A Spring Hill, FL	2.0	2.0	927	$1,500	$1.62	25d	1	1.09mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 25 events

1. 2026-06-21
   days on market $115,000 Active 207 DOM
2. 2026-06-18
   days on market $115,000 Active 204 DOM
3. 2026-06-17
   days on market $115,000 Active 203 DOM
4. 2026-06-16
   days on market $115,000 Active 202 DOM
5. 2026-06-15
   days on market $115,000 Active 201 DOM
6. 2026-06-13
   days on market $115,000 Active 199 DOM
7. 2026-06-13
   days on market $115,000 Active 198 DOM
8. 2026-06-09
   days on market $115,000 Active 195 DOM
9. 2026-06-08
   days on market $115,000 Active 194 DOM
10. 2026-06-07
    days on market $115,000 Active 193 DOM
11. 2026-06-04
    days on market $115,000 Active 190 DOM
12. 2026-06-03
    days on market $115,000 Active 189 DOM
13. 2026-06-02
    days on market $115,000 Active 188 DOM
14. 2026-06-01
    days on market $115,000 Active 187 DOM
15. 2026-05-31
    days on market $115,000 Active 186 DOM
16. 2026-05-22
    price $115,000
17. 2026-05-22
    status Active
18. 2026-05-11
    status Pending
19. 2025-11-15
    listed $120,000 Active
20. 2010-01-01
    soldstatus $38,000 368-char remark

    Show marketing remark (368 chars)

    Newly furnished with preowned really nice and clean, plus dishes, pot pans, linens and things. Light and bright colors and carpet, extra sun room, enclosed, could be bedroom w/o closet. Outside utility room includes washer and dryer and storage space. If you have already seen it please look again. Moving on up and price comes down. Owner is motivated, wants to turn.

21. 2009-02-11
    listed $49,000 368-char remark

    Show marketing remark (368 chars)

    Newly furnished with preowned really nice and clean, plus dishes, pot pans, linens and things. Light and bright colors and carpet, extra sun room, enclosed, could be bedroom w/o closet. Outside utility room includes washer and dryer and storage space. If you have already seen it please look again. Moving on up and price comes down. Owner is motivated, wants to turn.

22. 2004-09-23
    soldstatus $71,000
23. 2004-09-16
    soldstatus $71,000 28-char remark

    Show marketing remark (28 chars)

    nice remodel home new carpet

24. 2004-07-05
    listed $74,900 28-char remark

    Show marketing remark (28 chars)

    nice remodel home new carpet

25. 1982-02-01
    soldstatus $35,000

ⓘ 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: $1,620 · $135/mo
• Projected year-2 tax: $1,620 · $135/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 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,982
• − Mortgage interest: −$6,442
• − Property taxes: −$1,620
• − Insurance: −$575
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − HOA: −$600
• − Depreciation: −$3,345
• Taxable income: $3,362
• Est. tax owed @ 24.0%: −$807
• After-tax cash flow: $4,157/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

+228.6% since first listed

10 events — show timeline

• 2026-05-22 Price Changed $115,000 HCAR
• 2026-05-22 Relisted — HCAR
• 2026-05-11 Pending — HCAR
• 2025-11-15 Listed $120,000 HCAR
• 2010-01-01 Sold (MLS) $38,000 HCAR
• 2009-02-11 Listed $49,000 HCAR
• 2004-09-23 Sold (Public Records) $71,000 Public Records
• 2004-09-16 Sold (MLS) $71,000 HCAR
• 2004-07-05 Listed $74,900 HCAR
• 1982-02-01 Sold (Public Records) $35,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,620 · +249.5% YoY. Source: county tax records.