2092 Culbreath Rd Unit D21 · South Brooksville, FL 34602

$69,999

1 bd · 1.0 ba · 344 sqft · Manufactured public records · 136 Days on market

Built 1979 3,600 sqft lot Est $54k · 29% over $157/mo HOA · 13% of rent ↓ 30% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• 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

New Reduced Price and Motivated Sellers make this home a great Investment. Welcome to Camper's Holiday Unit D21, a charming and comfortable retreat nestled in the highly desirable 55+ gated community of Camper's Holiday in Brooksville. This delightful 2-bedroom, 1-bath home offers just the right amount of space to relax and enjoy the Florida lifestyle. A paved entrance and a dedicated paved parking spot add everyday convenience, while the large private shed with electric provides excellent storage for tools, hobbies, or outdoor gear. Step out back and you'll find one of this home's best features -- a rear porch that's perfect for entertaining friends, enjoying your morning coffee, or windin

Key facts

• Fire pit pavilion
• Community pool
• Rear porch

Tags

• DEDICATED PAVED PARKING SPOT
• LARGE PRIVATE SHED
• REAR PORCH
• COMMUNITY POOL
• FIRE PIT PAVILION
• GUARDED GATED ENTRANCE

Property features AI

Finance

• HOA & community: Has homeowners association; Quarterly association fee; Association amenities include pool, clubhouse, park, playground, dog park, barbecue, shuffleboard court, laundry, cable TV, security, trash and water; Association fee includes cable TV, internet, grounds maintenance, security, sewer, trash, and water

Exterior

• Parking: Attached garage
• Security: Gated with guard; Community security included
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected
• Home design: Residential mobile home; Located in a senior community; Subdivision: Campers Holiday
• Construction: Built with other construction materials
• Exterior features: Deck; Cleared lot; Shed(s); Gated with guard

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range; Microwave; Refrigerator; Washer
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 2.9% in South 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 67/100 on livability (#584 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities F, commute 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: Moton Elementary School (math 46% / reading 39%, grade F, #1,383 of 2,144 statewide, top 65%, 679 students, 79% 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: 185 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $61,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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 D-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: 1.70% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.62%
• DSCR: 1.78
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $54,352
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2092 Culbreath Rd Unit C61	0.08mi	1/1.0	379 (+10%)	8mo	$60,000	$158	72

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $7,113
• Equity at exit: $10,437

10-year hold

• IRR: 18.5%
• Equity multiple: 2.55×
• Total profit: $30,301
• Equity at exit: $6,052

Cash invested: $19,600 (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 34602

• Home prices YoY: -21.1%
• Active inventory: 185
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$101 /mo · $1,215/yr
• Insurance: −$29
• HOA: −$157
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $288

Break-even live

Break-even rent $828

Max offer price $69,999

Occupancy floor 71%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $157 · $1,884/yr
• Likely covers: electricsecurity

Listing history 24 events

1. 2026-06-18
   days on market $69,999 Active 136 DOM
2. 2026-06-17
   days on market $69,999 Active 135 DOM
3. 2026-06-16
   days on market $69,999 Active 134 DOM
4. 2026-06-15
   days on market $69,999 Active 133 DOM
5. 2026-06-13
   days on market $69,999 Active 131 DOM
6. 2026-06-13
   days on market $69,999 Active 130 DOM
7. 2026-06-09
   days on market $69,999 Active 127 DOM
8. 2026-06-08
   days on market $69,999 Active 126 DOM
9. 2026-06-07
   days on market $69,999 Active 125 DOM
10. 2026-06-04
    days on market $69,999 Active 122 DOM
11. 2026-06-03
    days on market $69,999 Active 121 DOM
12. 2026-06-02
    days on market $69,999 Active 120 DOM
13. 2026-06-01
    days on market $69,999 Active 119 DOM
14. 2026-05-31
    days on market $69,999 Active 118 DOM
15. 2026-03-12
    price $69,999
16. 2026-02-02
    listed $79,900 Active
17. 2026-01-24
    historical
18. 2026-01-22
    status Active
19. 2026-01-21
    historical
20. 2026-01-21
    historical
21. 2025-08-30
    price $90,000
22. 2025-08-30
    price $90,000
23. 2025-07-25
    listed $100,000 Active
24. 2025-07-24
    listed $100,000 Active

ⓘ 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: $1,215 · $101/mo
• Projected year-2 tax: $1,215 · $101/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $14,314
• − Mortgage interest: −$3,921
• − Property taxes: −$1,215
• − Insurance: −$350
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − HOA: −$1,884
• − Depreciation: −$2,036
• Taxable income: $2,618
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $2,826/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 — South Brooksville

• Score: 67/100
• State rank: #584
• US rank: #11158

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C Housing B- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,391

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 14% Black 11% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 90% English-only · Spanish 8%

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: ▼ -75.28%
• Current HPI: 282.3728
• Rent YoY: —
• Metro: —
• 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

-30.0% since first listed

10 events — show timeline

• 2026-03-12 Price Changed $69,999 HCAR
• 2026-02-02 Listed $79,900 HCAR
• 2026-01-24 Listing Removed — HCAR
• 2026-01-22 Relisted — HCAR
• 2026-01-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Listing Removed — HCAR
• 2025-08-30 Price Changed $90,000 HCAR
• 2025-08-30 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Listed $100,000 HCAR

Property tax history

+19.5%/yr

Latest (2025): $1,215 · +0.5% YoY. Source: county tax records.