19973 Ruth St · North Brooksville, FL 34601

$104,999

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 15 Days on market

Manufactured home Built 1972 8,731 sqft lot

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.7/10.0
• 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

Calling all cash buyers and investors! Nestled on a quiet street in the heart of Brooksville's 34601 area, this spacious 2-bedroom, 2-bath mobile home offers a unique opportunity to create value. With a functional layout and generous living space, this property is ready for your personal touch, renovation plans, or investment vision. Beyond the home itself, the property adds even more appeal with a septic system already in place and public water connected—valuable features for those looking toward the future. Whether you're searching for an affordable primary residence, rental property, or a parcel with existing utilities established, this versatile property checks the boxes. Enjoy th

Key facts

• Quiet street
• Septic system
• Public water

Tags

• SEPTIC SYSTEM
• PUBLIC WATER
• QUIET STREET
• GENEROUS LIVING SPACE

Property features AI

Finance

• Other: Lot approximately 0.2 acre (about 811 sq meters); Property zoning R1A; No CDD; Unfurnished

Exterior

• Utilities: Public water; Septic tank; Cable available; Electricity available and connected; Natural gas connected; Water available and connected
• Home design: Residential mobile home (double wide); One story; Faces northwest; Homesteaded property
• Construction: Wood siding and other construction materials; Metal roof; Crawlspace foundation; Built as a double wide mobile home
• Exterior features: Exterior lighting; Other exterior features

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Other heating and cooling
• Interior features: Built-in features; Ceiling fans; Dry bar; Living room/dining room combo; Thermostat; Window treatments; Other interior features
• Laundry & utility: Washer hookup; Washer and dryer present; Laundry area in kitchen; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $171 ($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 $102k (3.0% below list).
• Recommended offer: $102k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 15 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $105k implies a 500% 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,809 (3.0% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.97% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-8,974
• Equity at exit: $15,656

10-year hold

• IRR: -2.8%
• Equity multiple: 0.84×
• Total profit: $-4,832
• Equity at exit: $9,078

Cash invested: $29,400 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,018 high
• Mortgage (P&I): −$551
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$44
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $171

Break-even live

Break-even rent $802

Max offer price $104,999

Occupancy floor 78%

Sensitivity live

Price	-10% $230	-5% $201	+0% $171	+5% $141	+10% $111
Rent	-10% $90	-5% $131	+0% $171	+5% $211	+10% $251
Rate	-1.0pp $224	-0.5pp $198	base $171	+0.5pp $144	+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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20004 Suncrest Dr Brooksville, FL	2.0	1.0	757	$1,095	$1.45	19d	1	0.02mi
20056 Suncrest Dr Brooksville, FL	2.0	2.0	1240	$1,500	$1.21	26d	1	0.13mi
925 Ponce de Leon Blvd Brooksville, FL	1.0–3.0	1.0–2.0	700	$1,136	$1.62	26d	5	0.50mi
614 W Fort Dade Ave Brooksville, FL	1.0	1.0	1046	$925	$0.88	26d	1	0.67mi
460 Hale Ave Brooksville, FL	1.0–2.0	1.0	767	$1,225	$1.60	7d	2	1.09mi
7781 Crystal Brook Cir Brooksville, FL	2.0–3.0	2.0	1045	$1,463	$1.40	5d	8	1.12mi
965 Candlelight Blvd Brooksville, FL	1.0–2.0	1.0–2.0	720	$1,330	$1.85	1d	10	1.16mi
1565 Oakhurst Dr Brooksville, FL	3.0	2.0	1184	$1,995	$1.68	26d	1	1.37mi
1565 Oakhurst Dr Brooksville, FL	3.0	2.0	1184	$1,995	$1.68	20d	1	1.37mi
1276 Sabra Dr Brooksville, FL	3.0	2.0	1428	$1,850	$1.30	20d	1	1.43mi

Listing history 11 events

1. 2026-06-22
   days on market $104,999 Active 15 DOM
2. 2026-06-21
   days on market $104,999 Active 14 DOM
3. 2026-06-18
   days on market $104,999 Active 11 DOM
4. 2026-06-17
   days on market $104,999 Active 10 DOM
5. 2026-06-16
   days on market $104,999 Active 9 DOM
6. 2026-06-15
   days on market $104,999 Active 8 DOM
7. 2026-06-13
   days on market $104,999 Active 6 DOM
8. 2026-06-13
   pricedays on market $104,999 Active 5 DOM
9. 2026-06-09
   days on market $99,999 Active 2 DOM
10. 2026-06-08
    remarks 693-char remark
11. 2026-06-08
    listed $99,999 Active 1 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: $469 · $39/mo
• Projected year-2 tax: $871 · $73/mo
• Expected delta: +$403/yr (+$34/mo · 85.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,217
• − Mortgage interest: −$5,882
• − Property taxes: −$469
• − Insurance: −$525
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$3,055
• Taxable income: $332
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $1,970/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

• Census place: North Brooksville, FL
• 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

+471.4% since first listed

2 events — show timeline

• 2026-06-07 Listed $99,999 Stellar MLS as Distributed by MLS Grid
• 1989-05-01 Sold (Public Records) $17,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $469 · +1.1% YoY. Source: county tax records.