14358 Midfield St · Brookridge, FL 34613

$289,900

4 bd · 2.0 ba · 2,141 sqft · Manufactured public records · 14 Days on market

Built 2007 7,700 sqft lot $55/mo HOA · 2% 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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• 1% rule +3.5/10.0
• 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

2007 Palm Harbor 4 bedroom with a 2 car garage, yes you heard right a 2 car garage with one HOA. Beautiful home with split plan gorgeous master bedroom, beautiful open kitchen, 2015 4 ton A/C very spacious home with 2141 square ft. Great location in Brookridge backs up to open field and close to the front gate. Retire in style in a great golf community Brookridge.

Key facts

• Enclosed sunroom
• Large open kitchen
• Fenced backyard

Tags

• OPEN SPLIT FLOOR PLAN
• COZY WOOD BURNING FIREPLACE
• LARGE OPEN KITCHEN
• OVERSIZED PRIMARY SUITE
• ENCLOSED SUNROOM
• FENCED BACKYARD

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Has HOA; monthly fee $55; Association approval required; Association amenities include pool, clubhouse, fitness center, tennis courts, golf, recreational facilities, private road, and 24-hour guard; Senior community; Pets allowed with number limits; Total monthly fees shown as $55; total annual fees shown as $660

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Security: Community guard (24-hour) included in association amenities
• Utilities: Broadband/High-speed internet available; Cable available; Electricity connected; Water connected; Sewer connected; Water source listed as none; Sewer listed as none
• Home design: Manufactured home (triple wide); Single-story; North-facing
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Deck; Enclosed porch; Private mailbox; Rain gutters; Sidewalk; Storage; Chain link fencing; Irrigation equipment; Paved road access; Lot dimensions approximately 70 x 110

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floor plan; Split-bedroom layout; Thermostat; Walk-in closets; Window treatments; Skylights; Double-pane windows; Fireplace in family room (wood burning); Florida room; Inside utility
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $0 ($-1/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (15.5% below list).
• Recommended offer: $245k (15.5% below list) — sets the bar for 1% rule.

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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• At $2,450/mo this rent would consume 50% of the median local household income ($59k/yr) (locally 307% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 24y 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 $172k; list at $290k implies a 68% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,980 (15.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-46,987
• Equity at exit: $43,225

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-40,942
• Equity at exit: $25,065

Cash invested: $81,172 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,450 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$239 /mo · $2,872/yr
• Insurance: −$121
• HOA: −$55
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-0

Break-even live

Break-even rent $2,450

Max offer price $289,884

Occupancy floor 95%

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14360 Barley Grass Rd Spring Hill, FL	3.0–5.0	2.0–3.0	1975	$2,381	$1.21	1d	19	0.53mi
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	24d	1	1.02mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	4d	1	1.14mi
8473 Indian Laurel Ln Brooksville, FL	5.0	3.5	2243	$2,425	$1.08	4d	1	1.19mi
7028 Covewood Dr Spring Hill, FL	3.0	2.0	1969	$2,019	$1.03	4d	1	1.33mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	3d	1	1.34mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	24d	1	1.38mi
6514 Grapewood Rd Spring Hill, FL	4.0	2.0	2060	$3,200	$1.55	3d	1	1.48mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 10 events

1. 2026-06-18
   days on market $289,900 Active 14 DOM
2. 2026-06-17
   days on market $289,900 Active 13 DOM
3. 2026-06-16
   days on market $289,900 Active 12 DOM
4. 2026-06-15
   days on market $289,900 Active 11 DOM
5. 2026-06-13
   days on market $289,900 Active 9 DOM
6. 2026-06-13
   days on market $289,900 Active 8 DOM
7. 2026-06-09
   days on market $289,900 Active 5 DOM
8. 2026-06-08
   days on market $289,900 Active 4 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $289,900 Active 3 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: $2,872 · $239/mo
• Projected year-2 tax: $2,872 · $239/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) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,398
• − Mortgage interest: −$16,239
• − Property taxes: −$2,872
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$660
• − Depreciation: −$8,433
• Taxable loss: −$4,960
• Est. tax savings @ 24.0%: +$1,190
• After-tax cash flow: $1,189/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

+3523.7% since first listed

15 events — show timeline

• 2026-06-04 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-16 Listing Removed — HCAR
• 2023-09-11 Listed $299,740 HCAR
• 2020-11-19 Sold (Public Records) $172,500 Public Records
• 2020-11-04 Sold (MLS) $172,500 St. Augustine and St. Johns County Board of REALTORS®
• 2020-11-04 Sold (MLS) $172,500 HCAR
• 2020-08-26 Listed $180,000 St. Augustine and St. Johns County Board of REALTORS®
• 2020-08-26 Listed $180,000 HCAR
• 2015-03-18 Sold (MLS) $107,000 St. Augustine and St. Johns County Board of REALTORS®
• 2015-03-18 Sold (MLS) $107,000 HCAR
• 2015-03-17 Sold (Public Records) $107,000 Public Records
• 2014-12-22 Listed $119,800 Stellar MLS as Distributed by MLS Grid
• 2014-12-15 Listed $119,800 St. Augustine and St. Johns County Board of REALTORS®
• 2014-12-15 Listed $119,800 HCAR
• 2002-05-08 Listed $8,000 HCAR

Property tax history

+4.6%/yr

Latest (2025): $2,872 · -2.9% YoY. Source: county tax records.