7613 Moriah Ave #6 · Brookridge, FL 34613

$180,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured · 6 Days on market

Built 1992 Average condition 8,712 sqft lot Est $242k · 26% under $55/mo HOA · 2% of rent

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.3/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1992 Palm Harbor 3 bedroom 2 full bath home. Beautiful home located on 15 hole of the golf course. Very spacious home with a 4 season porch that looks at the golf course. Laminate floors and carpet in the house. Large shed with golf cart garage door and a nice work bench. Huge carport where you can park 6 cars. Great location not far from the entrance and close to the clubhouse. New membrane roof in 2022, inside laundry. Come and enjoy your retirement in a great community with lots of amenities.

Key facts

• Work bench
• 4 season porch
• Huge carport

Tags

• 4 SEASON PORCH
• LARGE SHED
• GOLF CART GARAGE DOOR
• WORK BENCH
• HUGE CARPORT
• NEW MEMBRANE ROOF

Property features AI

Finance

• Other: Zoning: R1-MH (Residential Single Family Housing); Subdivision: Brookridge Comm Unit 6; Directions available
• HOA & community: Homeowners association with $55 monthly fee (includes security); Community amenities: clubhouse, fitness center, golf course, gated, RV/boat storage, sauna, shuffleboard court, tennis courts, pool; Street lights; Senior community

Exterior

• Parking: Covered carport (2 spaces)
• Security: 24-hour security; Gated community with guard
• Utilities: Public water; Public sewer; 200+ amp electric service; Cable available; Electricity connected; Water connected; Sewer connected; Efficient hot water distribution
• Home design: Manufactured home (double wide); One level; Property is attached; Updated/remodeled; Residential single family use
• Construction: Vinyl siding; Membrane roof
• Exterior features: Glass-enclosed patio/porch; Few trees; On golf course; Shed(s); Workshop; Private road frontage; Private maintained road; Asphalt road surface; Has view; Accessible entrance; Accessible closets; Accessible common area; Accessible central living area; Accessible doors; Accessible hallway(s); Accessible kitchen; Accessible kitchen appliances; Accessible washer/dryer; Central living area; Visitor bathroom

Interior

• Kitchen: Refrigerator; Ice maker; Electric oven
• Bedrooms: Accessible bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Central heating; Heat pump; Central air; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen island; Open floorplan; Pantry; Vaulted ceilings; Walk-in closets; Unfurnished
• Laundry & utility: Washer and dryer in unit; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• At $2,206/mo this rent would consume 45% of the median local household income ($59k/yr) (locally 307% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $180,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $241,920
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14281 Brookridge Blvd	0.13mi	2/2.0 (-1)	1,680 (-6%)	3mo	$250,000	$149	76
7440 Dinsmore St	0.35mi	3/2.0	1,672 (-7%)	2mo	$270,000	$161	71
7595 Moriah Ave	0.05mi	2/2.0 (-1)	1,624 (-9%)	17mo	$180,000	$111	63
14275 Nickolodeon St	0.47mi	3/3.0	1,749 (-2%)	15mo	$236,692	$135	58
14451 Brookridge Blvd	0.08mi	2/2.0 (-1)	2,055 (+15%)	14mo	$251,000	$122	55
8528 Electra Ave	0.45mi	3/2.0	1,568 (-12%)	9mo	$170,000	$108	50
7694 Dinsmore St	0.69mi	3/2.0	1,568 (-12%)	8mo	$245,000	$156	40
14033 Brookridge Blvd	0.50mi	2/2.0 (-1)	1,536 (-14%)	17mo	$200,000	$130	33

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-832
• Equity at exit: $26,839

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $35,949
• Equity at exit: $15,563

Cash invested: $50,400 (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 34613

• Home prices YoY: -17.2%
• Active inventory: 691
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,206 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$55
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $444

Break-even live

Break-even rent $1,644

Max offer price $180,000

Occupancy floor 75%

Sensitivity live

Price	-10% $568	-5% $506	+0% $444	+5% $382	+10% $319
Rent	-10% $270	-5% $357	+0% $444	+5% $531	+10% $618
Rate	-1.0pp $534	-0.5pp $490	base $444	+0.5pp $397	+1.0pp $350

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	25d	1	0.85mi
14360 Barley Grass Rd Spring Hill, FL	3.0–5.0	2.0–3.0	1975	$2,195	$1.11	2d	19	0.86mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	5d	1	0.94mi
7028 Covewood Dr Spring Hill, FL	3.0	2.0	1969	$2,019	$1.03	5d	1	0.98mi
13109 Lola Dr Spring Hill, FL	2.0	2.0	1483	$4,900	$3.30	25d	1	1.05mi
6514 Grapewood Rd Spring Hill, FL	4.0	2.0	2060	$3,200	$1.55	3d	1	1.20mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	4d	1	1.24mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	25d	1	1.28mi
8761 Fetterbush Ct Brooksville, FL	3.0	2.0	1730	$1,850	$1.07	25d	1	1.41mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 6 events

1. 2026-06-18
   days on market $180,000 Active 6 DOM
2. 2026-06-17
   days on market $180,000 Active 5 DOM
3. 2026-06-16
   days on market $180,000 Active 4 DOM
4. 2026-06-15
   days on market $180,000 Active 3 DOM
5. 2026-06-13
   remarks 501-char remark
6. 2026-06-13
   listed $180,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $26,473
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − HOA: −$660
• − Depreciation: −$5,236
• Taxable income: $2,658
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $4,688/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This 1992 manufactured home requires moderate renovations to update the kitchen and bathroom, paint interior walls, and repair exterior siding. These updates will significantly enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — outdated and in need of replacement
• Minor exterior siding — moderate wear

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen
• Resale update bathroom fixtures — modernizing the bathroom
• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both repair exterior siding — enhances curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · outdated and in need of replacement	Moderate	$3,000–15,000
exterior siding · moderate wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen ↑
• Resale update bathroom fixtures — modernizing the bathroom ↑
• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both repair exterior siding — enhances curb appeal and structural integrity ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-12 Listed $180,000 HCAR