9863 Scepter Ave · Brookridge, FL 34613

$144,900

2 bd · 2.0 ba · 1,328 sqft · Manufactured public records · 188 Days on market

Built 1986 8,205 sqft lot Est $177k · 18% under $50/mo HOA · 3% of rent

---

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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.8/10.0
• 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

WELCOME HOME -- This newly renovated 2/2 home is ready for it's new owner. Freshly painted inside and out. BRAND NEW luxury vinyl flooring throughout the 1328 sqft of living space. BRAND NEW KITCHEN -- new cabinets, granite countertops, new stainless steel appliances, new tiled backsplash, stainless steel sink; featuring, a center island with additional storage! Large eating area just off the kitchen. Newer fans/fixtures throughout. SELLER INTENDS TO INSTALL BRAND NEW CENTRAL HVAC SYSTEM PRIOR TO CLOSING. Large, covered, side-porch. Laundry hookups are located inside the storage area. Nice yard with no rear neighbor. Covered carport. Located inside the active community of Brookridge which f

Key facts

• New kitchen
• Large eating area
• Covered side-porch

Tags

• NEW KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• LARGE EATING AREA
• COVERED SIDE-PORCH

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.19 acres); Living area reported as 1,328 sq ft; building area reported as 2,065 sq ft
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $50; Association requires approval; Association amenities include clubhouse, fitness center, pool; Community features: clubhouse, deed restrictions, fitness center, golf carts allowed, pool; Senior community; Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Utilities connected
• Home design: Manufactured double-wide home; One story; Faces northwest; Residential property
• Construction: Metal siding and frame construction; Metal roof; Pillar/post/pier foundation; Built as double wide manufactured home
• Exterior features: Exterior lighting; Paved road access; Lot dimensions approximately 60 x 136

Interior

• Kitchen: Dishwasher; Range; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen open to family room; Stone counters
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.3% in Brookridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 10 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 32% 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 188 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $55k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $145k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.08% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $176,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9847 Scepter Ave	0.02mi	2/2.0	1,248 (-6%)	0mo	$154,000	$123	88
9847 Scepter Ave	0.02mi	2/2.0	1,248 (-6%)	0mo	$154,000	$123	88
15712 Brookridge Blvd	0.15mi	2/2.0	1,246 (-6%)	2mo	$200,000	$161	81
14311 Action St	0.40mi	3/2.0 (+1)	1,369 (+3%)	1mo	$230,000	$168	70
9256 Salisbury Dr	0.58mi	2/2.0	1,344 (+1%)	2mo	$178,000	$132	69
9155 Fontaine Dr	0.63mi	2/2.0	1,296 (-2%)	2mo	$172,200	$133	65
14298 Action St	0.41mi	2/2.0	1,448 (+9%)	2mo	$210,000	$145	64
9259 Salvini Dr	0.29mi	2/2.0	1,152 (-13%)	1mo	$165,000	$143	63
14761 Rialto Ave	0.27mi	2/2.0	1,512 (+14%)	2mo	$181,000	$120	63
8271 Modena Ave	0.68mi	2/2.0	1,265 (-5%)	0mo	$107,000	$85	60
14986 Rialto Ave	0.47mi	2/2.0	1,188 (-10%)	2mo	$185,000	$156	58
14883 Rialto Ave	0.59mi	2/2.0	1,144 (-14%)	0mo	$148,000	$129	49

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-10,481
• Equity at exit: $21,605

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $7,726
• Equity at exit: $12,528

Cash invested: $40,572 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$760
• Tax from tax record: −$160 /mo · $1,915/yr
• Insurance: −$60
• HOA: −$50
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $203

Break-even live

Break-even rent $1,304

Max offer price $144,900

Occupancy floor 82%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	5d	1	0.10mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	24d	1	0.63mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	3d	1	0.64mi
8761 Fetterbush Ct Brooksville, FL	3.0	2.0	1730	$1,850	$1.07	24d	1	0.66mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	17d	1	0.69mi
9289 Scepter Ave Brooksville, FL	3.0	2.0	1512	$1,400	$0.93	5d	1	0.85mi
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	24d	1	0.91mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	5d	1	0.94mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	21d	1	1.05mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	24d	1	1.34mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 19 events

1. 2026-05-06
   status Pending
2. 2026-04-29
   price $144,900
3. 2026-04-20
   price $149,900
4. 2026-03-16
   price $159,900
5. 2026-02-04
   price $169,900
6. 2025-12-23
   price $189,900
7. 2025-10-30
   listed $199,900 Active
8. 2019-11-11
   historical
9. 2016-12-21
   historical
10. 2016-11-28
    listed $69,900
11. 2016-07-22
    listed $69,900
12. 2016-06-02
    historical
13. 2016-06-02
    historical
14. 2016-04-08
    listed $45,000
15. 2016-04-08
    listed $45,000
16. 2005-08-08
    soldstatus $76,900
17. 2005-06-27
    soldstatus $76,900
18. 2005-03-29
    listed $79,900
19. 1999-12-09
    soldstatus $42,000

ⓘ 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: $1,915 · $160/mo
• Projected year-2 tax: $1,915 · $160/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $18,734
• − Mortgage interest: −$8,117
• − Property taxes: −$1,915
• − Insurance: −$724
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − HOA: −$600
• − Depreciation: −$4,215
• Taxable income: $165
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $2,402/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

+245.0% since first listed

19 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-23 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-30 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2019-11-11 Listing Removed — HCAR
• 2016-12-21 Listing Removed — HCAR
• 2016-11-28 Listed $69,900 HCAR
• 2016-07-22 Listed $69,900 HCAR
• 2016-06-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-06-02 Listing Removed — HCAR
• 2016-04-08 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-08 Listed $45,000 HCAR
• 2005-08-08 Sold (Public Records) $76,900 Public Records
• 2005-06-27 Sold (MLS) $76,900 HCAR
• 2005-03-29 Listed $79,900 HCAR
• 1999-12-09 Sold (Public Records) $42,000 Public Records

Property tax history

+17.4%/yr

Latest (2025): $1,915 · +0.0% YoY. Source: county tax records.