8271 Modena Ave · Brookridge, FL 34613

$144,411

2 bd · 2.0 ba · 1,265 sqft · Manufactured public records · 92 Days on market

Built 1975 8,686 sqft lot Est $164k · 12% under $55/mo HOA · 3% of rent

---

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 +26.1/30.0
• ARV discount +13.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.5/10.0
• 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

NICE HOME 2/2/1 WITH A OFFICE AND FULLY FURNISHED EXTRA PARKING PAD NEWER ROOF AND A/C OPEN FLOOR PLAN NEW CARPET GREAT LARGE KITCHEN LIGHT AND BRIGHT AND JUST A HOP, SKIP AND JUMP TO THE POOL AND TEE OFF PRICE TO SELL !

Key facts

• Extra parking pad
• Open floor plan
• New kitchen

Tags

• REMODELED HOME
• NEW KITCHEN
• FULLY FURNISHED
• EXTRA PARKING PAD
• 0 SCAPE ROCK YARD
• OPEN FLOOR PLAN

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; HOA amenities: golf course, gated community, shuffleboard, tennis courts, pool, security; Monthly association fee: $55

Exterior

• Parking: Attached carport; 1 carport space
• Security: Smoke detectors; Community security via HOA
• Utilities: Private water; Public sewer (connected); Underground electric; Cable available; Electricity connected
• Home design: Manufactured home (double wide); Single-level; Updated/remodeled; Property is attached; Residential zoning (RM)
• Construction: Aluminum siding; Other siding materials
• Exterior features: Metal roof; Workshop; Community spa; Irregular lot; Paved roads; Private road with private maintenance

Interior

• Kitchen: Electric oven; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Pantry; Walk-in closets; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $144k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $131k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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 $998 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $34k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $144k implies a 207% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,414 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.15% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $164,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8271 Modena Ave	0.00mi	2/2.0	1,265 (0%)	0mo	$107,000	$85	100
8305 Weatherford Ave	0.17mi	2/2.0	1,314 (+4%)	1mo	$193,000	$147	85
14883 Rialto Ave	0.27mi	2/2.0	1,144 (-10%)	0mo	$148,000	$129	71
7472 Moriah Ave	0.63mi	2/2.0	1,288 (+2%)	1mo	$158,000	$123	67
9847 Scepter Ave	0.70mi	2/2.0	1,248 (-1%)	0mo	$154,000	$123	65
9847 Scepter Ave	0.70mi	2/2.0	1,248 (-1%)	0mo	$154,000	$123	65
14371 Nectarine St	0.51mi	2/2.0	1,178 (-7%)	1mo	$205,000	$174	64
7464 Dinsmore St	0.64mi	2/2.0	1,200 (-5%)	2mo	$175,000	$146	60
14366 Starcross St	0.49mi	2/2.0	1,104 (-13%)	2mo	$80,000	$72	54
14311 Action St	0.64mi	3/2.0 (+1)	1,369 (+8%)	1mo	$230,000	$168	50
15682 Brookridge Blvd	0.69mi	2/2.0	1,104 (-13%)	0mo	$144,000	$130	46
14298 Action St	0.62mi	2/2.0	1,448 (+14%)	2mo	$210,000	$145	46

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-148
• Equity at exit: $21,532

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $29,788
• Equity at exit: $12,486

Cash invested: $40,435 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$757
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$60
• HOA: −$55
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $365

Break-even live

Break-even rent $1,194

Max offer price $144,411

Occupancy floor 73%

Sensitivity live

Price	-10% $447	-5% $406	+0% $365	+5% $324	+10% $283
Rent	-10% $234	-5% $300	+0% $365	+5% $431	+10% $496
Rate	-1.0pp $438	-0.5pp $402	base $365	+0.5pp $328	+1.0pp $290

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: $36,103
• Closing costs: $4,332
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	18d	1	0.06mi
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	25d	1	0.38mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	5d	1	0.48mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	4d	1	0.48mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	22d	1	0.50mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	25d	1	0.52mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	5d	1	0.58mi
8761 Fetterbush Ct Brooksville, FL	3.0	2.0	1730	$1,850	$1.07	25d	1	0.65mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	25d	1	0.75mi
9289 Scepter Ave Brooksville, FL	3.0	2.0	1512	$1,400	$0.93	5d	1	1.01mi
7124 Barclay Ave Unit A Spring Hill, FL	2.0	2.0	927	$1,500	$1.62	25d	1	1.16mi
14360 Barley Grass Rd Spring Hill, FL	3.0–5.0	2.0–3.0	1975	$2,195	$1.11	2d	19	1.41mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-16
   status $144,411 Pending 92 DOM
2. 2026-06-15
   days on market $144,411 Active 92 DOM
3. 2026-06-13
   days on market $144,411 Active 90 DOM
4. 2026-06-13
   days on market $144,411 Active 89 DOM
5. 2026-06-09
   days on market $144,411 Active 86 DOM
6. 2026-06-08
   days on market $144,411 Active 85 DOM
7. 2026-06-07
   days on market $144,411 Active 84 DOM
8. 2026-06-04
   days on market $144,411 Active 81 DOM
9. 2026-06-03
   days on market $144,411 Active 80 DOM
10. 2026-06-02
    days on market $144,411 Active 79 DOM
11. 2026-06-01
    days on market $144,411 Active 78 DOM
12. 2026-05-31
    days on market $144,411 Active 77 DOM
13. 2026-04-06
    price $162,261
14. 2026-03-15
    listed $178,178 Active
15. 2011-02-08
    soldstatus $47,000
16. 2011-02-03
    soldstatus $47,000 220-char remark

    Show marketing remark (220 chars)

    NICE HOME 2/2/1 WITH A OFFICE AND FULLY FURNISHED EXTRA PARKING PAD NEWER ROOF AND A/C OPEN FLOOR PLAN NEW CARPET GREAT LARGE KITCHEN LIGHT AND BRIGHT AND JUST A HOP, SKIP AND JUMP TO THE POOL AND TEE OFF PRICE TO SELL !

17. 2010-12-29
    soldstatus $35,000
18. 2010-12-28
    listed $51,500 220-char remark

    Show marketing remark (220 chars)

    NICE HOME 2/2/1 WITH A OFFICE AND FULLY FURNISHED EXTRA PARKING PAD NEWER ROOF AND A/C OPEN FLOOR PLAN NEW CARPET GREAT LARGE KITCHEN LIGHT AND BRIGHT AND JUST A HOP, SKIP AND JUMP TO THE POOL AND TEE OFF PRICE TO SELL !

19. 2008-07-28
    soldstatus $1 321-char remark

    Show marketing remark (321 chars)

    Very nice with lots of extras! Newly remodeled kitchen with new appliances. Ceramic tile, Water Purifier, Air purifier on a fairly new air conditioner with new duct work. Two glass enclosed porches. Oversized utility room/workshop. Oversized lot with sprinkler system, extra parking, and more! A must see! Priced to sell.

20. 2001-08-21
    soldstatus $45,000
21. 2001-08-15
    soldstatus $45,000
22. 2001-07-12
    listed $45,900 321-char remark

    Show marketing remark (321 chars)

    Very nice with lots of extras! Newly remodeled kitchen with new appliances. Ceramic tile, Water Purifier, Air purifier on a fairly new air conditioner with new duct work. Two glass enclosed porches. Oversized utility room/workshop. Oversized lot with sprinkler system, extra parking, and more! A must see! Priced to sell.

23. 2001-07-12
    listed $45,900

    Show marketing remark (321 chars)

    Very nice with lots of extras! Newly remodeled kitchen with new appliances. Ceramic tile, Water Purifier, Air purifier on a fairly new air conditioner with new duct work. Two glass enclosed porches. Oversized utility room/workshop. Oversized lot with sprinkler system, extra parking, and more! A must see! Priced to sell.

24. 2000-09-27
    soldstatus $38,900
25. 1987-06-01
    soldstatus $40,000
26. 1980-01-01
    soldstatus $30,000

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $1,199 · $100/mo
• Expected delta: +$351/yr (+$29/mo · 41.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 16% 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: $19,873
• − Mortgage interest: −$8,089
• − Property taxes: −$847
• − Insurance: −$722
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − HOA: −$660
• − Depreciation: −$4,201
• Taxable income: $2,174
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $3,861/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

+440.9% since first listed

14 events — show timeline

• 2026-04-06 Price Changed $162,261 HCAR
• 2026-03-15 Listed $178,178 HCAR
• 2011-02-08 Sold (Public Records) $47,000 Public Records
• 2011-02-03 Sold (MLS) $47,000 HCAR
• 2010-12-29 Sold (Public Records) $35,000 Public Records
• 2010-12-28 Listed $51,500 HCAR
• 2008-07-28 Sold (MLS) $1 HCAR
• 2001-08-21 Sold (Public Records) $45,000 Public Records
• 2001-08-15 Sold (MLS) $45,000 HCAR
• 2001-07-12 Listed $45,900 HCAR
• 2001-07-12 Listed $45,900 HCAR
• 2000-09-27 Sold (Public Records) $38,900 Public Records
• 1987-06-01 Sold (Public Records) $40,000 Public Records
• 1980-01-01 Sold (Public Records) $30,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $847 · -0.9% YoY. Source: county tax records.