9330 Salisbury Dr · Brookridge, FL 34613

$165,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 64 Days on market

Built 1979 6,969 sqft lot Est $140k · 17% over $50/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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• 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

Beautifully Renovated 2 Bed / 2 Bath Home in Desirable Brookridge 55+ Golf Course Community Welcome to this completely renovated 2-bedroom, 2-bathroom home located in the highly sought-after Brookridge 55+ golf course community, known for its low HOA and active Florida lifestyle. With 1,056 sq ft of living space, this home offers a bright, open layout designed for comfortable and modern living. The home has been fully updated from top to bottom, featuring: • Brand-new interior paint • New doors, trim, flooring, and baseboards • Fully renovated kitchen with modern finishes • New electrical outlets and stylish modern fixtures • Updated bathrooms with new

Key facts

• 6,969 sq ft lot
• Garage
• Built 1979

Property features AI

Finance

• Other: Community contains a large number of units
• Financial info: Pets allowed on a conditional basis; contact for details
• HOA & community: Homeowners association with $50 monthly fee; Association amenities include clubhouse, fitness center, tennis courts, and management; Gated community; Senior community

Exterior

• Parking: Attached garage; Attached carport; Total covered spaces: 2; 1 garage space; 1 carport space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; Wood siding; Single-story; Entry level: 1; Faces south; Resale condition
• Construction: Roof over; Manufactured construction with wood siding
• Exterior features: No special exterior features listed; North exposure

Interior

• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Shower only (in at least one bathroom)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Sliding windows; Built-in features; Family/Dining room; Living/Dining room; Separate shower; Tub with shower; Walk-in closet(s); Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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-, schools 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.
• 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 34% 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 $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

• It's been on market 64 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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 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: 1.01% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $140,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15682 Brookridge Blvd	0.40mi	2/2.0	1,104 (+4%)	0mo	$144,000	$130	73
16247 Brookridge Blvd	0.45mi	2/2.0	1,104 (+4%)	3mo	$150,000	$136	69
9259 Salvini Dr	0.32mi	2/2.0	1,152 (+9%)	1mo	$165,000	$143	69
15645 Brookridge Blvd	0.43mi	2/2.0	1,000 (-5%)	5mo	$132,500	$133	67
8223 Fortune Hunter Dr	0.35mi	2/2.0	1,176 (+11%)	1mo	$100,000	$85	64
14986 Rialto Ave	0.39mi	2/2.0	1,188 (+12%)	2mo	$185,000	$156	59
14883 Rialto Ave	0.59mi	2/2.0	1,144 (+8%)	0mo	$148,000	$129	58
9839 Scepter Ave	0.45mi	3/2.0 (+1)	960 (-9%)	1mo	$145,000	$151	58
8483 Fleetway Ave	0.38mi	2/2.0	920 (-13%)	5mo	$120,000	$130	56
14233 Rialto Ave	0.66mi	2/2.0	960 (-9%)	4mo	$125,000	$130	51
15472 Brookridge Blvd	0.63mi	3/2.0 (+1)	960 (-9%)	3mo	$166,000	$173	48
15372 Brookridge Blvd	0.72mi	3/2.0 (+1)	1,212 (+15%)	4mo	$148,900	$123	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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-8,670
• Equity at exit: $24,602

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $15,590
• Equity at exit: $14,266

Cash invested: $46,200 (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 34613

• Home prices YoY: -17.2%
• Active inventory: 691
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$865
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$69
• HOA: −$50
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $284

Break-even live

Break-even rent $1,299

Max offer price $165,000

Occupancy floor 78%

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: $41,250
• Closing costs: $4,950
• 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	0.42mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	4d	1	0.46mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	5d	1	0.57mi
15466 Brookridge Blvd Brooksville, FL	2.0	2.0	828	$1,225	$1.48	24d	1	0.67mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	18d	1	0.81mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	22d	1	1.32mi
13020 Sun Rd Brooksville, FL	2.0	2.0	1424	$1,700	$1.19	24d	1	1.38mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: electric

Listing history 10 events

1. 2026-06-18
   days on market $165,000 Active 64 DOM
2. 2026-06-17
   days on market $165,000 Active 63 DOM
3. 2026-06-16
   days on market $165,000 Active 62 DOM
4. 2026-06-15
   days on market $165,000 Active 61 DOM
5. 2026-06-13
   days on market $165,000 Active 59 DOM
6. 2026-06-13
   days on market $165,000 Active 58 DOM
7. 2026-06-09
   days on market $165,000 Active 55 DOM
8. 2026-06-08
   days on market $165,000 Active 54 DOM
9. 2026-06-07
   remarks 674-char remark
10. 2026-06-07
    listed $165,000 Active 53 DOM

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$862/yr (+$72/mo · 170.1%)

ⓘ 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 10/10 Extreme 7 d/yr ≥109°F today · 27 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: $19,909
• − Mortgage interest: −$9,243
• − Property taxes: −$507
• − Insurance: −$825
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − HOA: −$600
• − Depreciation: −$4,800
• Taxable income: $749
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $3,233/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

+3.2% since first listed

4 events — show timeline

• 2026-06-04 Relisted — FORTMLS
• 2026-06-04 Price Changed $165,000 FORTMLS
• 2026-04-01 Listing Removed — FORTMLS
• 2026-02-04 Listed $159,900 FORTMLS

Property tax history

+5.9%/yr

Latest (2025): $507 · +0.7% YoY. Source: county tax records.