9091 Dickens Ave · Brookridge, FL 34613

$209,900

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 111 Days on market

Built 1993 8,893 sqft lot Est $172k · 22% over $55/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +12.8/30.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

GOLF COURSE HOME LOCATED ON THE 4th HOLE in the highly desirable Brookridge Community! This home sits on an outstanding part of the golf course! Are you looking for a sense of community with activities with folks your own age? If so, Look no Further! This Beautiful home is has so much NATURAL LIGHT-something you just can't buy! This Spacious & Clean RARE 2 Bedroom 2 Bathroom SPLIT PLAN boasts Vaulted Ceilings and 2 Huge Sliding Glass doors in your kitchen leading you to your porches. Bedrooms are both fabulous sizes. This home a great layout with ample closets and extra space, in addition to the main home, you will find relaxation sitting in the Enclosed Florida Room (310 sq ft) or

Key facts

• Brookridge community
• 4th hole
• Golf cart garage

Tags

• GOLF COURSE HOME
• 4TH HOLE
• BROOKRIDGE COMMUNITY
• ENCLOSED FLORIDA ROOM
• SCREEN ENCLOSED PORCH
• GOLF CART GARAGE

Property features AI

Finance

• HOA & community: Homeowners association with $55 monthly fee; Senior community

Exterior

• Parking: Attached carport; Has attached garage; Gated access
• Security: Gated with guard; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected
• Home design: Manufactured home (double wide); One level; Faces east; Residential single-family use
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered, screened and glass-enclosed rear porch; Porch; Patio; Shed(s); Workshop; On golf course; Private road frontage; Private maintained road; Street lights; Gated community; Has view

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Vaulted ceilings; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in carport

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $-19 ($-229/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (22.3% below list).
• Recommended offer: $163k (22.3% below list) — sets the bar for 1% rule.

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: 691 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% 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 $1k of loan paydown is wiped out by about $6k 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 111 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $61k; list at $210k implies a 244% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,076 (22.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $172,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9847 Scepter Ave	0.15mi	2/2.0	1,248 (-4%)	0mo	$154,000	$123	86
9847 Scepter Ave	0.15mi	2/2.0	1,248 (-4%)	0mo	$154,000	$123	86
9155 Fontaine Dr	0.48mi	2/2.0	1,296 (0%)	2mo	$172,200	$133	76
14311 Action St	0.26mi	3/2.0 (+1)	1,369 (+6%)	1mo	$230,000	$168	72
9259 Salvini Dr	0.19mi	2/2.0	1,152 (-11%)	1mo	$165,000	$143	72
15682 Brookridge Blvd	0.10mi	2/2.0	1,104 (-15%)	0mo	$144,000	$130	70
14298 Action St	0.28mi	2/2.0	1,448 (+12%)	2mo	$210,000	$145	66
8271 Modena Ave	0.71mi	2/2.0	1,265 (-2%)	0mo	$107,000	$85	63
9128 Scepter Ave	0.74mi	3/2.0 (+1)	1,280 (-1%)	0mo	$183,000	$143	58
14883 Rialto Ave	0.55mi	2/2.0	1,144 (-12%)	0mo	$148,000	$129	54
8223 Fortune Hunter Dr	0.64mi	2/2.0	1,176 (-9%)	1mo	$100,000	$85	54
16229 Brookridge Blvd	0.67mi	3/2.0 (+1)	1,380 (+6%)	0mo	$215,000	$156	52

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-35,293
• Equity at exit: $31,297

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-32,556
• Equity at exit: $18,148

Cash invested: $58,772 (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: 691
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$87
• HOA: −$55
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-19

Break-even live

Break-even rent $1,655

Max offer price $206,526

Occupancy floor 96%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	4d	1	0.21mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	24d	1	0.53mi
8761 Fetterbush Ct Brooksville, FL	3.0	2.0	1730	$1,850	$1.07	24d	1	0.54mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	3d	1	0.54mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	17d	1	0.68mi
9289 Scepter Ave Brooksville, FL	3.0	2.0	1512	$1,400	$0.93	4d	1	0.71mi
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	24d	1	0.86mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	4d	1	0.87mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	21d	1	1.10mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	24d	1	1.39mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 19 events

1. 2026-06-18
   days on market $209,900 Active 111 DOM
2. 2026-06-17
   days on market $209,900 Active 110 DOM
3. 2026-06-16
   days on market $209,900 Active 109 DOM
4. 2026-06-15
   days on market $209,900 Active 108 DOM
5. 2026-06-13
   days on market $209,900 Active 106 DOM
6. 2026-06-13
   days on market $209,900 Active 105 DOM
7. 2026-06-09
   days on market $209,900 Active 102 DOM
8. 2026-06-08
   days on market $209,900 Active 101 DOM
9. 2026-06-07
   pricedays on market $209,900 Active 100 DOM
10. 2026-06-04
    days on market $224,900 Active 97 DOM
11. 2026-06-03
    days on market $224,900 Active 96 DOM
12. 2026-06-02
    days on market $224,900 Active 95 DOM
13. 2026-06-01
    days on market $224,900 Active 94 DOM
14. 2026-05-31
    days on market $224,900 Active 93 DOM
15. 2026-05-20
    price $224,900
16. 2026-04-07
    price $234,907
17. 2026-02-25
    listed $239,900 Active
18. 1993-07-13
    soldstatus $61,100
19. 1993-06-09
    soldstatus $10,000

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $1,742 · $145/mo
• Expected delta: +$972/yr (+$81/mo · 126.1%)

ⓘ 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 10/10 Extreme 7 d/yr ≥109°F today · 25 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: $19,569
• − Mortgage interest: −$11,758
• − Property taxes: −$770
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − HOA: −$660
• − Depreciation: −$6,106
• Taxable loss: −$3,906
• Est. tax savings @ 24.0%: +$937
• After-tax cash flow: $708/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

+2149.0% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $224,900 HCAR
• 2026-04-07 Price Changed $234,907 HCAR
• 2026-02-25 Listed $239,900 HCAR
• 1993-07-13 Sold (Public Records) $61,100 Public Records
• 1993-06-09 Sold (Public Records) $10,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $770 · +1.4% YoY. Source: county tax records.