8223 Fortune Hunter Dr · Brookridge, FL 34613

$149,941

2 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 63 Days on market

Built 1987 8,118 sqft lot Est $156k · at est. $55/mo HOA · 3% of rent ↓ 54% 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 +24.7/30.0
• ARV discount +9.4/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• 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

check this home out in great shape well maintained This home features two bedrooms two bath fence backyard to Florida rooms cathedral ceilings it's light and bright laminated floors four car parking two sheds. It also has a screen porch where you can sit and enjoy the Florida living in a community that is 55 plus and you own your own land for $45 a month on a single lot come down here and enjoy your life

Key facts

• Stand-up shower
• Formal dining room
• Remodeled kitchen

Tags

• GARDEN TUB
• STAND-UP SHOWER
• FORMAL DINING ROOM
• FLORIDA ROOM
• FRENCH DOORS
• REMODELED KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association (monthly fee $55) including grounds maintenance and security; Community amenities: clubhouse, fitness center, golf course, gated access, RV/boat storage, shuffleboard, tennis courts, pool; Senior community

Exterior

• Parking: Carport (4 spaces)
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Electricity connected (underground); Cable available
• Home design: Manufactured home (double wide); One story; Residential property; Recreational use noted
• Construction: Vinyl siding; Shingle roof
• Exterior features: Awning(s); Patio; Porch; Chain link fencing; Shed(s); Other exterior features

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Other appliance(s)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Ceiling fans; Open floorplan; Pantry; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer; Dryer; Laundry located in carport

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $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.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $31k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 8→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,944 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.14% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $156,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8223 Fortune Hunter Dr	0.00mi	2/2.0	1,176 (0%)	1mo	$100,000	$85	99
16247 Brookridge Blvd	0.21mi	2/2.0	1,104 (-6%)	3mo	$150,000	$136	78
14517 Rialto Ave	0.35mi	2/2.0	1,226 (+4%)	3mo	$152,500	$124	74
14986 Rialto Ave	0.52mi	2/2.0	1,188 (+1%)	2mo	$185,000	$156	72
9155 Fontaine Dr	0.20mi	2/2.0	1,296 (+10%)	2mo	$172,200	$133	72
9128 Scepter Ave	0.19mi	3/2.0 (+1)	1,280 (+9%)	0mo	$183,000	$143	71
9259 Salvini Dr	0.66mi	2/2.0	1,152 (-2%)	1mo	$165,000	$143	65
14883 Rialto Ave	0.68mi	2/2.0	1,144 (-3%)	0mo	$148,000	$129	64
9256 Salisbury Dr	0.22mi	2/2.0	1,344 (+14%)	2mo	$178,000	$132	64
15712 Brookridge Blvd	0.68mi	2/2.0	1,246 (+6%)	2mo	$200,000	$161	56
15682 Brookridge Blvd	0.73mi	2/2.0	1,104 (-6%)	0mo	$144,000	$130	55
15645 Brookridge Blvd	0.74mi	2/2.0	1,000 (-15%)	5mo	$132,500	$133	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-4,422
• Equity at exit: $22,357

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $21,809
• Equity at exit: $12,964

Cash invested: $41,983 (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: $1,703 high
• Mortgage (P&I): −$786
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$62
• HOA: −$55
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $312

Break-even live

Break-even rent $1,308

Max offer price $149,941

Occupancy floor 77%

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: $37,485
• Closing costs: $4,498
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	24d	1	0.39mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	3d	1	0.43mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	5d	1	0.82mi
15466 Brookridge Blvd Brooksville, FL	2.0	2.0	828	$1,225	$1.48	24d	1	0.83mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	17d	1	0.87mi
13020 Sun Rd Brooksville, FL	2.0	2.0	1424	$1,700	$1.19	24d	1	1.08mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	21d	1	1.40mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 24 events

1. 2026-05-13
   status Pending
2. 2026-04-24
   price $149,941
3. 2026-03-19
   price $159,159
4. 2026-03-11
   listed $181,181 Active
5. 2021-07-12
   soldstatus $140,800
6. 2021-07-09
   soldstatus $140,777 Closed 407-char remark

   Show marketing remark (407 chars)

   check this home out in great shape well maintained This home features two bedrooms two bath fence backyard to Florida rooms cathedral ceilings it's light and bright laminated floors four car parking two sheds. It also has a screen porch where you can sit and enjoy the Florida living in a community that is 55 plus and you own your own land for $45 a month on a single lot come down here and enjoy your life

7. 2021-07-09
   soldstatus $140,777 407-char remark

   Show marketing remark (407 chars)

   check this home out in great shape well maintained This home features two bedrooms two bath fence backyard to Florida rooms cathedral ceilings it's light and bright laminated floors four car parking two sheds. It also has a screen porch where you can sit and enjoy the Florida living in a community that is 55 plus and you own your own land for $45 a month on a single lot come down here and enjoy your life

8. 2021-06-02
   historical 407-char remark

   Show marketing remark (407 chars)

   check this home out in great shape well maintained This home features two bedrooms two bath fence backyard to Florida rooms cathedral ceilings it's light and bright laminated floors four car parking two sheds. It also has a screen porch where you can sit and enjoy the Florida living in a community that is 55 plus and you own your own land for $45 a month on a single lot come down here and enjoy your life

9. 2021-05-24
   listed $142,777 407-char remark

   Show marketing remark (407 chars)

   check this home out in great shape well maintained This home features two bedrooms two bath fence backyard to Florida rooms cathedral ceilings it's light and bright laminated floors four car parking two sheds. It also has a screen porch where you can sit and enjoy the Florida living in a community that is 55 plus and you own your own land for $45 a month on a single lot come down here and enjoy your life

10. 2021-05-24
    listed $142,777 407-char remark

    Show marketing remark (407 chars)

    check this home out in great shape well maintained This home features two bedrooms two bath fence backyard to Florida rooms cathedral ceilings it's light and bright laminated floors four car parking two sheds. It also has a screen porch where you can sit and enjoy the Florida living in a community that is 55 plus and you own your own land for $45 a month on a single lot come down here and enjoy your life

11. 2014-08-25
    soldstatus $53,000
12. 2014-08-14
    soldstatus $53,000
13. 2014-08-14
    soldstatus $53,000
14. 2013-07-01
    listed $59,900
15. 2013-07-01
    listed $59,900
16. 2010-04-05
    historical
17. 2008-11-29
    listed $79,500
18. 2007-07-18
    soldstatus $114,000
19. 2007-05-28
    listed $116,000
20. 2005-02-23
    soldstatus $97,000
21. 2005-02-09
    soldstatus $97,000
22. 2004-12-06
    listed $98,500
23. 1986-07-01
    soldstatus $9,700
24. 1984-10-01
    soldstatus $322,500

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $1,556 · $130/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 8 d/yr ≥109°F today · 28 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: $20,432
• − Mortgage interest: −$8,399
• − Property taxes: −$1,556
• − Insurance: −$750
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − HOA: −$660
• − Depreciation: −$4,362
• Taxable income: $1,437
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $3,395/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

-53.5% since first listed

24 events — show timeline

• 2026-05-13 Pending — HCAR
• 2026-04-24 Price Changed $149,941 HCAR
• 2026-03-19 Price Changed $159,159 HCAR
• 2026-03-11 Listed $181,181 HCAR
• 2021-07-12 Sold (Public Records) $140,800 Public Records
• 2021-07-09 Sold (MLS) $140,777 St. Augustine and St. Johns County Board of REALTORS®
• 2021-07-09 Sold (MLS) $140,777 HCAR
• 2021-06-02 Listing Removed — HCAR
• 2021-05-24 Listed $142,777 St. Augustine and St. Johns County Board of REALTORS®
• 2021-05-24 Listed $142,777 HCAR
• 2014-08-25 Sold (Public Records) $53,000 Public Records
• 2014-08-14 Sold (MLS) $53,000 St. Augustine and St. Johns County Board of REALTORS®
• 2014-08-14 Sold (MLS) $53,000 HCAR
• 2013-07-01 Listed $59,900 St. Augustine and St. Johns County Board of REALTORS®
• 2013-07-01 Listed $59,900 HCAR
• 2010-04-05 Listing Removed — HCAR
• 2008-11-29 Listed $79,500 HCAR
• 2007-07-18 Sold (MLS) $114,000 HCAR
• 2007-05-28 Listed $116,000 HCAR
• 2005-02-23 Sold (Public Records) $97,000 Public Records
• 2005-02-09 Sold (MLS) $97,000 HCAR
• 2004-12-06 Listed $98,500 HCAR
• 1986-07-01 Sold (Public Records) $9,700 Public Records
• 1984-10-01 Sold (Public Records) $322,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,556 · +1.6% YoY. Source: county tax records.