7238 Fitzpatrick Ave · Brookridge, FL 34613

$198,907

3 bd · 2.0 ba · 1,188 sqft · Land · 47 Days on market

Built 2025 0.30 ac lot $55/mo HOA · 3% of rent

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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).

• Cash flow +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS HOME IS ALL U NEED ! NICE TILE IN HOME 2/2 EXTRA LARGE LOT MUST SEE

Key facts

• 0.3 acre lot
• Garage
• Built 2025

Property features AI

Finance

• Other: Located in a senior community
• HOA & community: Homeowners association with a $55 monthly fee

Exterior

• Parking: Attached garage; Attached carport; Additional parking; 1 carport space
• Security: Community-provided security
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water and sewer connected
• Home design: Manufactured home (double wide); One level; Faces west; Residential single-family zoning (R1-MH)
• Construction: Vinyl siding
• Exterior features: Few trees on the lot; Private road frontage on an asphalt, privately maintained road

Interior

• Kitchen: Electric cooktop; Electric oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Accessible entrance, bedroom, closets, doors, and central living area; Accessible electrical and environmental controls; Central living area
• Laundry & utility: Washer hookup in unit; Electric dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $199k.

Deal economics

• At list price, monthly cash flow is $-12 ($-147/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (18.7% below list).
• Recommended offer: $162k (18.7% below list) — sets the bar for 1% rule.

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: 695 active listings in the ZIP; 10 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 33% 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 $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 47 days — a 3% lower offer ($193k) 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 $29k; list at $199k implies a 586% 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; 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 $161,675 (18.7% 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 47 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-33,040
• Equity at exit: $29,658

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-29,889
• Equity at exit: $17,198

Cash invested: $55,694 (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: 695
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$1,043
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$55
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-12

Break-even live

Break-even rent $1,632

Max offer price $196,742

Occupancy floor 96%

Sensitivity live

Price	-10% $100	-5% $44	+0% $-12	+5% $-69	+10% $-125
Rent	-10% $-140	-5% $-76	+0% $-12	+5% $52	+10% $115
Rate	-1.0pp $88	-0.5pp $38	base $-12	+0.5pp $-64	+1.0pp $-116

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: $49,727
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	23d	1	0.30mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	25d	1	0.33mi
7124 Barclay Ave Unit A Spring Hill, FL	2.0	2.0	927	$1,500	$1.62	25d	1	0.62mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	19d	1	0.82mi
15466 Brookridge Blvd Brooksville, FL	2.0	2.0	828	$1,225	$1.48	25d	1	0.91mi
14373 Irving St Unit B Brooksville, FL	2.0	1.0	900	$1,750	$1.94	0d	1	1.00mi
14373 Irving St Spring Hill, FL	2.0	1.0	828	$1,750	$2.11	25d	1	1.00mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	6d	1	1.14mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	4d	1	1.26mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	25d	1	1.30mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 42 events

1. 2026-06-21
   days on market $198,907 Active 47 DOM
2. 2026-06-18
   days on market $198,907 Active 44 DOM
3. 2026-06-17
   days on market $198,907 Active 43 DOM
4. 2026-06-16
   days on market $198,907 Active 42 DOM
5. 2026-06-15
   days on market $198,907 Active 41 DOM
6. 2026-06-13
   days on market $198,907 Active 39 DOM
7. 2026-06-13
   days on market $198,907 Active 38 DOM
8. 2026-06-09
   days on market $198,907 Active 35 DOM
9. 2026-06-08
   days on market $198,907 Active 34 DOM
10. 2026-06-07
    days on market $198,907 Active 33 DOM
11. 2026-06-04
    days on market $198,907 Active 30 DOM
12. 2026-06-03
    days on market $198,907 Active 29 DOM
13. 2026-06-02
    days on market $198,907 Active 28 DOM
14. 2026-06-01
    days on market $198,907 Active 27 DOM
15. 2026-05-31
    days on market $198,907 Active 26 DOM
16. 2026-05-03
    listed $199,907 Active
17. 2026-04-29
    historical
18. 2026-04-07
    price $207,000
19. 2026-03-24
    price $208,000
20. 2026-03-17
    price $209,000
21. 2026-03-12
    price $209,500
22. 2026-03-02
    price $210,000
23. 2026-02-23
    price $211,000
24. 2026-02-17
    price $212,000
25. 2026-02-06
    price $213,000
26. 2026-02-02
    price $214,000
27. 2026-01-20
    price $214,900
28. 2026-01-08
    price $216,000
29. 2025-12-18
    price $218,000
30. 2025-12-04
    price $220,000
31. 2025-11-21
    price $224,000
32. 2025-10-23
    price $225,000
33. 2025-10-09
    price $233,000
34. 2025-09-24
    price $235,000
35. 2025-09-04
    listed $239,000 Active
36. 2025-01-07
    soldstatus $29,000
37. 2006-08-31
    soldstatus $35,000
38. 2006-08-24
    soldstatus $69,900 72-char remark

    Show marketing remark (72 chars)

    THIS HOME IS ALL U NEED ! NICE TILE IN HOME 2/2 EXTRA LARGE LOT MUST SEE

39. 2006-05-20
    listed $74,900 72-char remark

    Show marketing remark (72 chars)

    THIS HOME IS ALL U NEED ! NICE TILE IN HOME 2/2 EXTRA LARGE LOT MUST SEE

40. 1998-07-02
    soldstatus $39,500
41. 1998-04-01
    soldstatus $18,500
42. 1997-11-20
    soldstatus $24,400

ⓘ 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: $505 · $42/mo
• Projected year-2 tax: $1,651 · $138/mo
• Expected delta: +$1,146/yr (+$96/mo · 227.1%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,401
• − Mortgage interest: −$11,142
• − Property taxes: −$505
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − HOA: −$660
• − Depreciation: −$5,786
• Taxable loss: −$3,588
• Est. tax savings @ 24.0%: +$861
• After-tax cash flow: $714/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

+719.3% since first listed

27 events — show timeline

• 2026-05-03 Listed $199,907 HCAR
• 2026-04-29 Listing Removed — HCAR
• 2026-04-07 Price Changed $207,000 HCAR
• 2026-03-24 Price Changed $208,000 HCAR
• 2026-03-17 Price Changed $209,000 HCAR
• 2026-03-12 Price Changed $209,500 HCAR
• 2026-03-02 Price Changed $210,000 HCAR
• 2026-02-23 Price Changed $211,000 HCAR
• 2026-02-17 Price Changed $212,000 HCAR
• 2026-02-06 Price Changed $213,000 HCAR
• 2026-02-02 Price Changed $214,000 HCAR
• 2026-01-20 Price Changed $214,900 HCAR
• 2026-01-08 Price Changed $216,000 HCAR
• 2025-12-18 Price Changed $218,000 HCAR
• 2025-12-04 Price Changed $220,000 HCAR
• 2025-11-21 Price Changed $224,000 HCAR
• 2025-10-23 Price Changed $225,000 HCAR
• 2025-10-09 Price Changed $233,000 HCAR
• 2025-09-24 Price Changed $235,000 HCAR
• 2025-09-04 Listed $239,000 HCAR
• 2025-01-07 Sold (Public Records) $29,000 Public Records
• 2006-08-31 Sold (Public Records) $35,000 Public Records
• 2006-08-24 Sold (MLS) $69,900 HCAR
• 2006-05-20 Listed $74,900 HCAR
• 1998-07-02 Sold (Public Records) $39,500 Public Records
• 1998-04-01 Sold (Public Records) $18,500 Public Records
• 1997-11-20 Sold (Public Records) $24,400 Public Records

Property tax history

+2.0%/yr

Latest (2025): $505 · +35.3% YoY. Source: county tax records.