14265 Midfield St · Brookridge, FL 34613

$112,211

2 bd · 2.0 ba · 768 sqft · Manufactured public records · 28 Days on market

Built 1973 4,356 sqft lot Est $88k · 27% over $55/mo HOA · 4% of rent

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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 +29.9/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HANDY MAN SPECIAL. HAS GOOD FLOORING, ROOF OVER, RECENT AC, SMOOTH TOP RANGE , NEWER REFRIG. NEEDS SOME INTERIOR EXTERIOR REPAIR. LOCATED NEAR THE FRONT GATE OF THE COMMUNITY. OWNERS ARE LICENSED REAL ESTATE PERSONS.FENCED BACK YARD.

Key facts

• Fenced yard
• Durable new flooring
• New ac system

Tags

• GATED GOLF COMMUNITY
• FENCED YARD
• SCREENED PORCHES
• NEW AC SYSTEM
• NEW APPLIANCES
• DURABLE NEW FLOORING

Property features AI

Finance

• Other: Zoning: RM (Residential)
• HOA & community: Homeowners association with a $55 monthly fee; Community amenities include clubhouse, golf course, gated community, RV/boat storage, shuffleboard court, security, tennis courts, and pool; Senior community

Exterior

• Parking: Attached carport; 1 carport space
• Utilities: Public water; Private sewer; Underground electric; Cable available and connected; Electricity connected; Water available
• Home design: Manufactured home (double wide); One level; Property is attached
• Construction: Aluminum siding; Other construction materials
• Exterior features: Metal roof; Other exterior structures; Asphalt road access; Has a view

Interior

• Kitchen: Dishwasher; Refrigerator; Other kitchen appliances
• Flooring: Laminate; Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Other interior features
• Laundry & utility: Washer; Dryer; Laundry located in carport

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $112k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $111k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 691 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $776 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $112k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,527 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 10.74%
• Cash-on-cash: 15.87%
• DSCR: 1.71
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $88,320
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14259 Midfield St	0.01mi	2/1.5	736 (-4%)	2mo	$35,000	$48	89
7350 Mina Ave	0.05mi	2/2.0	816 (+6%)	8mo	$124,000	$152	81
8015 Cedar Cove Ave	0.39mi	2/2.0	768 (0%)	2mo	$86,000	$112	80
14262 Misty St	0.14mi	2/1.0	736 (-4%)	4mo	$75,000	$102	78
7532 Country Club Dr	0.33mi	2/1.5	736 (-4%)	9mo	$130,000	$177	68
7336 Brookridge Central Blvd	0.05mi	2/1.5	864 (+12%)	14mo	$65,000	$75	64
8071 Dinsmore St	0.49mi	2/2.0	736 (-4%)	14mo	$85,000	$115	59
15180 Brookridge Blvd	0.67mi	2/2.0	864 (+12%)	11mo	$135,000	$156	39

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,124
• Equity at exit: $16,731

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $32,542
• Equity at exit: $9,702

Cash invested: $31,419 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$588
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$47
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$55
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $349

Break-even live

Break-even rent $1,103

Max offer price $112,211

Occupancy floor 72%

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: $28,053
• Closing costs: $3,366
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	24d	1	0.08mi
7124 Barclay Ave Unit A Spring Hill, FL	2.0	2.0	927	$1,500	$1.62	24d	1	0.33mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	21d	1	0.38mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	17d	1	0.84mi
14373 Irving St Spring Hill, FL	2.0	1.0	828	$1,750	$2.11	24d	1	0.86mi
15466 Brookridge Blvd Brooksville, FL	2.0	2.0	828	$1,225	$1.48	24d	1	1.05mi
13186 Thrush St Spring Hill, FL	3.0	2.0	1114	$1,950	$1.75	24d	1	1.38mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 22 events

1. 2026-06-18
   days on market $112,211 Active 28 DOM
2. 2026-06-17
   days on market $112,211 Active 27 DOM
3. 2026-06-16
   days on market $112,211 Active 26 DOM
4. 2026-06-15
   days on market $112,211 Active 25 DOM
5. 2026-06-13
   days on market $112,211 Active 23 DOM
6. 2026-06-13
   days on market $112,211 Active 22 DOM
7. 2026-06-09
   days on market $112,211 Active 19 DOM
8. 2026-06-08
   days on market $112,211 Active 18 DOM
9. 2026-06-07
   days on market $112,211 Active 17 DOM
10. 2026-06-04
    days on market $112,211 Active 14 DOM
11. 2026-06-03
    days on market $112,211 Active 13 DOM
12. 2026-06-02
    days on market $112,211 Active 12 DOM
13. 2026-06-01
    days on market $112,211 Active 11 DOM
14. 2026-05-31
    days on market $112,211 Active 10 DOM
15. 2026-05-21
    listed $112,211 Active
16. 2019-11-11
    historical
17. 2007-12-08
    listed $48,900
18. 2006-12-06
    soldstatus $38,000
19. 2006-11-29
    soldstatus $38,000 233-char remark

    Show marketing remark (233 chars)

    HANDY MAN SPECIAL. HAS GOOD FLOORING, ROOF OVER, RECENT AC, SMOOTH TOP RANGE , NEWER REFRIG. NEEDS SOME INTERIOR EXTERIOR REPAIR. LOCATED NEAR THE FRONT GATE OF THE COMMUNITY. OWNERS ARE LICENSED REAL ESTATE PERSONS.FENCED BACK YARD.

20. 2006-10-24
    listed $39,900 233-char remark

    Show marketing remark (233 chars)

    HANDY MAN SPECIAL. HAS GOOD FLOORING, ROOF OVER, RECENT AC, SMOOTH TOP RANGE , NEWER REFRIG. NEEDS SOME INTERIOR EXTERIOR REPAIR. LOCATED NEAR THE FRONT GATE OF THE COMMUNITY. OWNERS ARE LICENSED REAL ESTATE PERSONS.FENCED BACK YARD.

21. 1995-11-02
    soldstatus $22,000
22. 1986-10-01
    soldstatus $20,000

ⓘ 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: $1,378 · $115/mo
• Projected year-2 tax: $1,378 · $115/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $18,539
• − Mortgage interest: −$6,286
• − Property taxes: −$1,378
• − Insurance: −$1,359
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − HOA: −$660
• − Depreciation: −$3,264
• Taxable income: $2,626
• Est. tax owed @ 24.0%: −$630
• After-tax cash flow: $3,557/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

+461.1% since first listed

8 events — show timeline

• 2026-05-21 Listed $112,211 HCAR
• 2019-11-11 Listing Removed — HCAR
• 2007-12-08 Listed $48,900 HCAR
• 2006-12-06 Sold (Public Records) $38,000 Public Records
• 2006-11-29 Sold (MLS) $38,000 HCAR
• 2006-10-24 Listed $39,900 HCAR
• 1995-11-02 Sold (Public Records) $22,000 Public Records
• 1986-10-01 Sold (Public Records) $20,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,378 · +1.6% YoY. Source: county tax records.