9243 Cooper Ter · North Brooksville, FL 34601

$130,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 5 Days on market

Built 1985 0.25 ac lot Est $130k · 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 +20.2/30.0
• ARV discount +7.6/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• 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 MLS

Welcome to this Newley Remodeled 2 Bedroom 2 Full Bathroom mobile home that sits on 4 Lots great for that much needed extra privacy. Walk up to the oversized Front Deck with all-weather composite boards perfect for low maintenance. Step Inside to find All New Flooring throughout, large Wood-Burning Fireplace great for hanging the Christmas Stockings, Fully Remodeled Kitchen with Beautiful Countertops and Cabinets with Newer Appliances with Eat-In kitchen space. Continue down the hall to find the Guest Bedroom and Updated Guest Bath. When you enter the Master Bedroom, you will find a large walk-in closet and Remodeled Ensuite. Located conveniently off of Mondon Hill, you are close to Downtown Brooksville with shops, restaurants, medical offices, and entertainment, and easy access to I75 with Tampa just to the South. Don't miss the Florida Lifestyle You Deserve!

Key facts

• Two combined lots
• Newer ceiling fans
• Resealed roof

Tags

• TWO COMBINED LOTS
• COZY WOOD BURNING FIREPLACE
• NEWER CEILING FANS
• RESEALED ROOF
• BRAND NEW FENCE
• SPACIOUS DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $165 ($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 $126k (3.3% below list).
• Recommended offer: $126k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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, 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); Hernando High School (math 42% / reading 42%, grade F, #275 of 667 statewide, top 42%, 1,299 students, 58% FRL).
• Market conditions: Rents flat; 492 active listings in the ZIP; 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 $899 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $94k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,752 (3.3% 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: 0.97% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $130,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9243 Cooper Ter	0.00mi	2/2.0	840 (0%)	1mo	$130,000	$155	99

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 · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-14,028
• Equity at exit: $19,383

10-year hold

• IRR: -5.9%
• Equity multiple: 0.67×
• Total profit: $-12,183
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $165

Break-even live

Break-even rent $1,048

Max offer price $130,000

Occupancy floor 82%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-21
   status Pending
2. 2026-04-16
   listed $130,000 Active
3. 2025-01-27
   soldstatus $93,500
4. 2025-01-22
   soldstatus $93,500 Closed 872-char remark

   Show marketing remark (872 chars)

   Welcome to this Newley Remodeled 2 Bedroom 2 Full Bathroom mobile home that sits on 4 Lots great for that much needed extra privacy. Walk up to the oversized Front Deck with all-weather composite boards perfect for low maintenance. Step Inside to find All New Flooring throughout, large Wood-Burning Fireplace great for hanging the Christmas Stockings, Fully Remodeled Kitchen with Beautiful Countertops and Cabinets with Newer Appliances with Eat-In kitchen space. Continue down the hall to find the Guest Bedroom and Updated Guest Bath. When you enter the Master Bedroom, you will find a large walk-in closet and Remodeled Ensuite. Located conveniently off of Mondon Hill, you are close to Downtown Brooksville with shops, restaurants, medical offices, and entertainment, and easy access to I75 with Tampa just to the South. Don't miss the Florida Lifestyle You Deserve!

5. 2024-12-10
   status Pending 872-char remark

   Show marketing remark (872 chars)

   Welcome to this Newley Remodeled 2 Bedroom 2 Full Bathroom mobile home that sits on 4 Lots great for that much needed extra privacy. Walk up to the oversized Front Deck with all-weather composite boards perfect for low maintenance. Step Inside to find All New Flooring throughout, large Wood-Burning Fireplace great for hanging the Christmas Stockings, Fully Remodeled Kitchen with Beautiful Countertops and Cabinets with Newer Appliances with Eat-In kitchen space. Continue down the hall to find the Guest Bedroom and Updated Guest Bath. When you enter the Master Bedroom, you will find a large walk-in closet and Remodeled Ensuite. Located conveniently off of Mondon Hill, you are close to Downtown Brooksville with shops, restaurants, medical offices, and entertainment, and easy access to I75 with Tampa just to the South. Don't miss the Florida Lifestyle You Deserve!

6. 2024-12-06
   listed $92,000 Active 872-char remark

   Show marketing remark (872 chars)

   Welcome to this Newley Remodeled 2 Bedroom 2 Full Bathroom mobile home that sits on 4 Lots great for that much needed extra privacy. Walk up to the oversized Front Deck with all-weather composite boards perfect for low maintenance. Step Inside to find All New Flooring throughout, large Wood-Burning Fireplace great for hanging the Christmas Stockings, Fully Remodeled Kitchen with Beautiful Countertops and Cabinets with Newer Appliances with Eat-In kitchen space. Continue down the hall to find the Guest Bedroom and Updated Guest Bath. When you enter the Master Bedroom, you will find a large walk-in closet and Remodeled Ensuite. Located conveniently off of Mondon Hill, you are close to Downtown Brooksville with shops, restaurants, medical offices, and entertainment, and easy access to I75 with Tampa just to the South. Don't miss the Florida Lifestyle You Deserve!

7. 1998-05-27
   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: $1,108 · $92/mo
• Projected year-2 tax: $1,108 · $92/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 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 20 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: $15,090
• − Mortgage interest: −$7,282
• − Property taxes: −$1,108
• − Insurance: −$650
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,782
• Taxable loss: −$146
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $2,017/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

• 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

+1200.0% since first listed

7 events — show timeline

• 2026-04-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-27 Sold (Public Records) $93,500 Public Records
• 2025-01-22 Sold (MLS) $93,500 HCAR
• 2024-12-10 Pending — HCAR
• 2024-12-06 Listed $92,000 HCAR
• 1998-05-27 Sold (Public Records) $10,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,108 · +3.8% YoY. Source: county tax records.