19443 Fort Dade Ave · North Brooksville, FL 34601

$215,000

4 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 33 Days on market

Built 2005 0.30 ac lot Est $272k · 21% under

---

Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will love this quaint, ranch-style home! This wonderful FIXER-UPPER is oozing with potential! This FOUR bedroom, TWO bath home on a large fenced lot, is with laminate and carpet flooring throughout and an open split-floor plan. The kitchen comes with plenty of storage and counter space. The inside laundry room has extra cabinets for storage and is located adjacent the kitchen for easy access. This home is located just outside of Brooksville city limits but you still have city water. GREAT investment property!

Key facts

• Newer roof
• Split floorplan
• Double lot

Tags

• DOUBLE LOT
• UPDATED LAMINATE FLOORING
• NEWER ROOF
• NEWER A/C
• OVERSIZED DOUBLE LOT
• SPLIT FLOORPLAN

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank; Electricity connected; Water connected; Sewer not available
• Home design: Single-family residence; One level; Faces east
• Construction: Vinyl siding; Shingle roof
• Exterior features: Chain link fencing; Few trees on the lot; Asphalt road frontage; State road frontage

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan; Walk-in closets; 7 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-34 ($-410/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (20.0% below list).
• Recommended offer: $172k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Brooksville Elementary School (math 43% / reading 42%, grade F, #1,383 of 2,144 statewide, top 65%, 652 students, 68% FRL); D. S. Parrott Middle School (math 40% / reading 40%, grade F, #368 of 571 statewide, top 65%, 835 students, 67% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($60k/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 33 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y 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 $110k; list at $215k implies a 95% 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 $171,949 (20.0% 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 33 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $271,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19267 Wildwood Dr	0.41mi	3/2.0 (-1)	1,386 (-1%)	4mo	$270,000	$195	71
19275 Wildwood Dr	0.39mi	3/2.0 (-1)	1,386 (-1%)	9mo	$282,000	$203	67
20005 Peyton Pl	0.11mi	3/2.0 (-1)	1,466 (+5%)	19mo	$140,000	$95	66
19323 Fort Dade	0.28mi	4/2.0	1,344 (-4%)	18mo	$200,000	$149	65
19395 Wildwood Dr	0.20mi	4/1.5	1,224 (-13%)	18mo	$192,000	$157	52
248 Palm Ln	0.59mi	3/2.0 (-1)	1,260 (-10%)	3mo	$195,000	$155	48
20120 Suncrest Dr	0.42mi	4/2.0	1,255 (-10%)	20mo	$243,000	$194	47
801 Moonlight Ln	0.63mi	3/2.0 (-1)	1,412 (+1%)	21mo	$300,000	$212	46
415 East Ave	0.37mi	3/2.0 (-1)	1,512 (+8%)	23mo	$125,000	$83	45
811 Moonlight Lane Ln	0.65mi	3/2.0 (-1)	1,600 (+14%)	6mo	$324,900	$203	36

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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-41,774
• Equity at exit: $32,057

10-year hold

• IRR: -20.9%
• Equity multiple: 0.04×
• Total profit: $-57,647
• Equity at exit: $18,589

Cash invested: $60,200 (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 34601

• Home prices YoY: -29.7%
• Rents YoY: 0.2%
• Active inventory: 492
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$175 /mo · $2,106/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-34

Break-even live

Break-even rent $1,763

Max offer price $208,969

Occupancy floor 97%

Sensitivity live

Price	-10% $88	-5% $27	+0% $-34	+5% $-95	+10% $-156
Rent	-10% $-170	-5% $-102	+0% $-34	+5% $34	+10% $102
Rate	-1.0pp $74	-0.5pp $21	base $-34	+0.5pp $-90	+1.0pp $-147

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 Ponce de Leon Blvd Brooksville, FL	1.0–3.0	1.0–2.0	700	$1,424	$2.03	25d	5	0.75mi
7781 Crystal Brook Cir Brooksville, FL	2.0–3.0	2.0	1045	$1,697	$1.62	3d	8	0.87mi
1276 Sabra Dr Brooksville, FL	3.0	2.0	1428	$1,850	$1.30	18d	1	1.18mi
932 Freedom Way Brooksville, FL	1.0–3.0	1.0–2.0	917	$1,479	$1.61	25d	1	1.45mi

Listing history 37 events

1. 2026-06-18
   days on market $215,000 Active 33 DOM
2. 2026-06-17
   days on market $215,000 Active 32 DOM
3. 2026-06-16
   days on market $215,000 Active 31 DOM
4. 2026-06-15
   days on market $215,000 Active 30 DOM
5. 2026-06-13
   days on market $215,000 Active 28 DOM
6. 2026-06-13
   days on market $215,000 Active 27 DOM
7. 2026-06-09
   days on market $215,000 Active 24 DOM
8. 2026-06-08
   pricedays on market $215,000 Active 23 DOM
9. 2026-06-07
   days on market $220,000 Active 22 DOM
10. 2026-06-04
    days on market $220,000 Active 19 DOM
11. 2026-06-03
    days on market $220,000 Active 18 DOM
12. 2026-06-02
    days on market $220,000 Active 17 DOM
13. 2026-06-01
    days on market $220,000 Active 16 DOM
14. 2026-05-31
    days on market $220,000 Active 15 DOM
15. 2026-05-15
    listed $220,000 Active
16. 2021-04-09
    soldstatus $110,000 518-char remark

    Show marketing remark (518 chars)

    You will love this quaint, ranch-style home! This wonderful FIXER-UPPER is oozing with potential! This FOUR bedroom, TWO bath home on a large fenced lot, is with laminate and carpet flooring throughout and an open split-floor plan. The kitchen comes with plenty of storage and counter space. The inside laundry room has extra cabinets for storage and is located adjacent the kitchen for easy access. This home is located just outside of Brooksville city limits but you still have city water. GREAT investment property!

17. 2021-04-09
    soldstatus $110,000 518-char remark

    Show marketing remark (518 chars)

    You will love this quaint, ranch-style home! This wonderful FIXER-UPPER is oozing with potential! This FOUR bedroom, TWO bath home on a large fenced lot, is with laminate and carpet flooring throughout and an open split-floor plan. The kitchen comes with plenty of storage and counter space. The inside laundry room has extra cabinets for storage and is located adjacent the kitchen for easy access. This home is located just outside of Brooksville city limits but you still have city water. GREAT investment property!

18. 2021-04-09
    soldstatus $110,000

    Show marketing remark (518 chars)

    You will love this quaint, ranch-style home! This wonderful FIXER-UPPER is oozing with potential! This FOUR bedroom, TWO bath home on a large fenced lot, is with laminate and carpet flooring throughout and an open split-floor plan. The kitchen comes with plenty of storage and counter space. The inside laundry room has extra cabinets for storage and is located adjacent the kitchen for easy access. This home is located just outside of Brooksville city limits but you still have city water. GREAT investment property!

19. 2021-01-22
    listed $140,000 518-char remark

    Show marketing remark (518 chars)

    You will love this quaint, ranch-style home! This wonderful FIXER-UPPER is oozing with potential! This FOUR bedroom, TWO bath home on a large fenced lot, is with laminate and carpet flooring throughout and an open split-floor plan. The kitchen comes with plenty of storage and counter space. The inside laundry room has extra cabinets for storage and is located adjacent the kitchen for easy access. This home is located just outside of Brooksville city limits but you still have city water. GREAT investment property!

20. 2021-01-22
    listed $140,000

    Show marketing remark (518 chars)

    You will love this quaint, ranch-style home! This wonderful FIXER-UPPER is oozing with potential! This FOUR bedroom, TWO bath home on a large fenced lot, is with laminate and carpet flooring throughout and an open split-floor plan. The kitchen comes with plenty of storage and counter space. The inside laundry room has extra cabinets for storage and is located adjacent the kitchen for easy access. This home is located just outside of Brooksville city limits but you still have city water. GREAT investment property!

21. 2021-01-17
    listed $140,000 518-char remark

    Show marketing remark (518 chars)

    You will love this quaint, ranch-style home! This wonderful FIXER-UPPER is oozing with potential! This FOUR bedroom, TWO bath home on a large fenced lot, is with laminate and carpet flooring throughout and an open split-floor plan. The kitchen comes with plenty of storage and counter space. The inside laundry room has extra cabinets for storage and is located adjacent the kitchen for easy access. This home is located just outside of Brooksville city limits but you still have city water. GREAT investment property!

22. 2013-11-08
    soldstatus $69,000
23. 2013-10-22
    historical
24. 2013-10-22
    historical
25. 2013-10-03
    listed $69,000
26. 2013-10-01
    listed $69,000
27. 2010-08-31
    historical
28. 2010-08-31
    historical
29. 2010-08-23
    listed $68,000
30. 2010-08-21
    listed $68,000
31. 2010-06-21
    soldstatus $22,100
32. 2010-06-17
    soldstatus $22,100
33. 2010-04-06
    listed $44,000
34. 2010-04-06
    listed $44,000
35. 2010-04-06
    historical
36. 2009-10-06
    listed $59,900
37. 1995-12-19
    soldstatus $32,000

ⓘ 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: $2,106 · $175/mo
• Projected year-2 tax: $2,106 · $175/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 5/10 Major
• 🌡 Heat 9/10 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: $20,634
• − Mortgage interest: −$12,043
• − Property taxes: −$2,106
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$6,255
• Taxable loss: −$4,146
• Est. tax savings @ 24.0%: +$995
• After-tax cash flow: $585/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

• Census place: North Brooksville, FL
• 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

+587.5% since first listed

23 events — show timeline

• 2026-05-15 Listed $220,000 HCAR
• 2021-04-09 Sold (MLS) $110,000 St. Augustine and St. Johns County Board of REALTORS®
• 2021-04-09 Sold (MLS) $110,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-09 Sold (MLS) $110,000 HCAR
• 2021-01-22 Listed $140,000 St. Augustine and St. Johns County Board of REALTORS®
• 2021-01-22 Listed $140,000 HCAR
• 2021-01-17 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2013-11-08 Sold (Public Records) $69,000 Public Records
• 2013-10-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-10-22 Listing Removed — HCAR
• 2013-10-03 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2013-10-01 Listed $69,000 HCAR
• 2010-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-08-31 Listing Removed — HCAR
• 2010-08-23 Listed $68,000 HCAR
• 2010-08-21 Listed $68,000 Stellar MLS as Distributed by MLS Grid
• 2010-06-21 Sold (MLS) $22,100 HCAR
• 2010-06-17 Sold (MLS) $22,100 RACC
• 2010-04-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-04-06 Listed $44,000 RACC
• 2010-04-06 Listed $44,000 HCAR
• 2009-10-06 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 1995-12-19 Sold (Public Records) $32,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $2,106 · -0.2% YoY. Source: county tax records.