25250 Richbarn Rd · North Brooksville, FL 34601

$165,000

3 bd · 2.0 ba · 1,809 sqft · Manufactured public records · 29 Days on market

Built 2001 1.30 ac lot

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a little over an acre down Richbarn Rd, this 4-bedroom, 2-bath manufactured home offers a great opportunity for investors or buyers looking for space and potential. Enjoy the privacy of country-style living while still being just a short drive to shopping, dining, and all that historic downtown Brooksville has to offer. The property provides plenty of room to spread out, with space for outdoor activities, toys, or future improvements. Located in an area known for ATV riding, hiking, and enjoying Florida's natural beauty, it's an ideal spot for those who love the outdoors. Plus, you're less than an hour from the nearest beach, making day trips to the coast an easy option. Whether you're looking to renovate, rent, or create your own private retreat, this property is full of possibilities.

Key facts

• 1.3 acre lot
• Built 2001
• Listed 29 days

Property features AI

Finance

• Other: Homestead exempt; No lease restrictions
• HOA & community: No association

Exterior

• Utilities: Well water; Septic tank; Broadband/High-speed internet available; Cable available; Electricity available
• Home design: Residential manufactured double-wide; One story; South-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built on a 1.3-acre lot
• Exterior features: Private mailbox; Paved road access

Interior

• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Wall/window unit air conditioning
• Interior features: Ceiling fans; Living room fireplace
• Laundry & utility: Inside laundry with washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (1.0% below list).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.6% in North 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 65/100 on livability (#661 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, 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: Brooksville Elementary School (math 43% / reading 42%, grade F, #1,383 of 2,144 statewide, top 65%, 652 students, 68% FRL); D. S. Parrott Middle School (math 40% / reading 40%, grade F, #368 of 571 statewide, top 65%, 835 students, 67% FRL).
• Market conditions: Rents flat; 498 active listings in the ZIP; 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• This rent runs 32% of the median local income ($60k/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 29 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $130k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $399,789
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25263 Richbarn Rd	0.09mi	3/2.0	1,560 (-14%)	3mo	$345,000	$221	70
25495 Heckman Dr	0.49mi	3/2.0	1,620 (-10%)	11mo	$160,000	$99	51

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 · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.54×
• Total profit: $-21,231
• Equity at exit: $24,602

10-year hold

• IRR: -9.2%
• Equity multiple: 0.50×
• Total profit: $-22,979
• 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 34601

• Home prices YoY: -29.7%
• Rents YoY: 0.2%
• Active inventory: 498
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$199 /mo · $2,391/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $157

Break-even live

Break-even rent $1,435

Max offer price $165,000

Occupancy floor 85%

Sensitivity live

Price	-10% $250	-5% $203	+0% $157	+5% $110	+10% $63
Rent	-10% $28	-5% $92	+0% $157	+5% $221	+10% $286
Rate	-1.0pp $240	-0.5pp $199	base $157	+0.5pp $114	+1.0pp $70

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: —

Listing history 12 events

1. 2026-06-10
   status $165,000 Active 29 DOM
2. 2026-05-15
   status Pending 812-char remark

   Show marketing remark (812 chars)

   Tucked away on a little over an acre down Richbarn Rd, this 4-bedroom, 2-bath manufactured home offers a great opportunity for investors or buyers looking for space and potential. Enjoy the privacy of country-style living while still being just a short drive to shopping, dining, and all that historic downtown Brooksville has to offer. The property provides plenty of room to spread out, with space for outdoor activities, toys, or future improvements. Located in an area known for ATV riding, hiking, and enjoying Florida's natural beauty, it's an ideal spot for those who love the outdoors. Plus, you're less than an hour from the nearest beach, making day trips to the coast an easy option. Whether you're looking to renovate, rent, or create your own private retreat, this property is full of possibilities.

3. 2026-05-15
   status Pending

   Show marketing remark (812 chars)

   Tucked away on a little over an acre down Richbarn Rd, this 4-bedroom, 2-bath manufactured home offers a great opportunity for investors or buyers looking for space and potential. Enjoy the privacy of country-style living while still being just a short drive to shopping, dining, and all that historic downtown Brooksville has to offer. The property provides plenty of room to spread out, with space for outdoor activities, toys, or future improvements. Located in an area known for ATV riding, hiking, and enjoying Florida's natural beauty, it's an ideal spot for those who love the outdoors. Plus, you're less than an hour from the nearest beach, making day trips to the coast an easy option. Whether you're looking to renovate, rent, or create your own private retreat, this property is full of possibilities.

4. 2026-04-16
   listed $165,000 Active 812-char remark

   Show marketing remark (812 chars)

   Tucked away on a little over an acre down Richbarn Rd, this 4-bedroom, 2-bath manufactured home offers a great opportunity for investors or buyers looking for space and potential. Enjoy the privacy of country-style living while still being just a short drive to shopping, dining, and all that historic downtown Brooksville has to offer. The property provides plenty of room to spread out, with space for outdoor activities, toys, or future improvements. Located in an area known for ATV riding, hiking, and enjoying Florida's natural beauty, it's an ideal spot for those who love the outdoors. Plus, you're less than an hour from the nearest beach, making day trips to the coast an easy option. Whether you're looking to renovate, rent, or create your own private retreat, this property is full of possibilities.

5. 2026-04-16
   listed $165,000 Active

   Show marketing remark (812 chars)

   Tucked away on a little over an acre down Richbarn Rd, this 4-bedroom, 2-bath manufactured home offers a great opportunity for investors or buyers looking for space and potential. Enjoy the privacy of country-style living while still being just a short drive to shopping, dining, and all that historic downtown Brooksville has to offer. The property provides plenty of room to spread out, with space for outdoor activities, toys, or future improvements. Located in an area known for ATV riding, hiking, and enjoying Florida's natural beauty, it's an ideal spot for those who love the outdoors. Plus, you're less than an hour from the nearest beach, making day trips to the coast an easy option. Whether you're looking to renovate, rent, or create your own private retreat, this property is full of possibilities.

6. 2017-05-04
   soldstatus $130,000
7. 2017-05-02
   soldstatus $130,000 649-char remark

   Show marketing remark (649 chars)

   Country gem nestled in a private setting yet close to all amenities and perfect for entertaining. This 3 bed, 2 bath home features large master suite with new flooring adjoining master retreat/office and spacious master bath with walk in closet. Large 13x23 guest bedroom, dining room, living room with wood burning fire place featuring 42 inch plasma wall mounted TV, surround sound and kitchen with custom island. Walk out to huge 18x50 covered, screened lanai with custom 10 seat bar, 6 seat poker table, 2 cocktail tables, gas grill & range. New roof in February 2016 and 12x24 2 story shed equipped with electric. Buyer to verify schools.

8. 2017-05-02
   soldstatus $130,000

   Show marketing remark (649 chars)

   Country gem nestled in a private setting yet close to all amenities and perfect for entertaining. This 3 bed, 2 bath home features large master suite with new flooring adjoining master retreat/office and spacious master bath with walk in closet. Large 13x23 guest bedroom, dining room, living room with wood burning fire place featuring 42 inch plasma wall mounted TV, surround sound and kitchen with custom island. Walk out to huge 18x50 covered, screened lanai with custom 10 seat bar, 6 seat poker table, 2 cocktail tables, gas grill & range. New roof in February 2016 and 12x24 2 story shed equipped with electric. Buyer to verify schools.

9. 2017-05-02
   soldstatus $130,000

   Show marketing remark (649 chars)

   Country gem nestled in a private setting yet close to all amenities and perfect for entertaining. This 3 bed, 2 bath home features large master suite with new flooring adjoining master retreat/office and spacious master bath with walk in closet. Large 13x23 guest bedroom, dining room, living room with wood burning fire place featuring 42 inch plasma wall mounted TV, surround sound and kitchen with custom island. Walk out to huge 18x50 covered, screened lanai with custom 10 seat bar, 6 seat poker table, 2 cocktail tables, gas grill & range. New roof in February 2016 and 12x24 2 story shed equipped with electric. Buyer to verify schools.

10. 2016-10-17
    listed $134,000 649-char remark

    Show marketing remark (649 chars)

    Country gem nestled in a private setting yet close to all amenities and perfect for entertaining. This 3 bed, 2 bath home features large master suite with new flooring adjoining master retreat/office and spacious master bath with walk in closet. Large 13x23 guest bedroom, dining room, living room with wood burning fire place featuring 42 inch plasma wall mounted TV, surround sound and kitchen with custom island. Walk out to huge 18x50 covered, screened lanai with custom 10 seat bar, 6 seat poker table, 2 cocktail tables, gas grill & range. New roof in February 2016 and 12x24 2 story shed equipped with electric. Buyer to verify schools.

11. 2016-10-17
    listed $134,000

    Show marketing remark (649 chars)

    Country gem nestled in a private setting yet close to all amenities and perfect for entertaining. This 3 bed, 2 bath home features large master suite with new flooring adjoining master retreat/office and spacious master bath with walk in closet. Large 13x23 guest bedroom, dining room, living room with wood burning fire place featuring 42 inch plasma wall mounted TV, surround sound and kitchen with custom island. Walk out to huge 18x50 covered, screened lanai with custom 10 seat bar, 6 seat poker table, 2 cocktail tables, gas grill & range. New roof in February 2016 and 12x24 2 story shed equipped with electric. Buyer to verify schools.

12. 2016-10-17
    listed $134,000

    Show marketing remark (649 chars)

    Country gem nestled in a private setting yet close to all amenities and perfect for entertaining. This 3 bed, 2 bath home features large master suite with new flooring adjoining master retreat/office and spacious master bath with walk in closet. Large 13x23 guest bedroom, dining room, living room with wood burning fire place featuring 42 inch plasma wall mounted TV, surround sound and kitchen with custom island. Walk out to huge 18x50 covered, screened lanai with custom 10 seat bar, 6 seat poker table, 2 cocktail tables, gas grill & range. New roof in February 2016 and 12x24 2 story shed equipped with electric. Buyer to verify schools.

ⓘ 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: $2,391 · $199/mo
• Projected year-2 tax: $2,391 · $199/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,594
• − Mortgage interest: −$9,243
• − Property taxes: −$2,391
• − Insurance: −$825
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$4,800
• Taxable loss: −$800
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $2,072/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 — North Brooksville

• Score: 65/100
• State rank: #661
• US rank: #13315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hernando County · 169,677 people
• City population: 23,648
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,115
• Household income: $60,440
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 664.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 11% Black 8% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2% Dominican 1%
• Common ancestry: Slovak 4% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -132.68%
• Current HPI: 313.4695
• Rent YoY: ▲ 0.19%
• 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

+23.1% since first listed

11 events — show timeline

• 2026-05-15 Pending — HCAR
• 2026-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $165,000 HCAR
• 2026-04-16 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-04 Sold (Public Records) $130,000 Public Records
• 2017-05-02 Sold (MLS) $130,000 St. Augustine and St. Johns County Board of REALTORS®
• 2017-05-02 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-02 Sold (MLS) $130,000 HCAR
• 2016-10-17 Listed $134,000 St. Augustine and St. Johns County Board of REALTORS®
• 2016-10-17 Listed $134,000 Stellar MLS as Distributed by MLS Grid
• 2016-10-17 Listed $134,000 HCAR

Property tax history

+10.6%/yr

Latest (2025): $2,391 · -0.3% YoY. Source: county tax records.