15657 Brookridge Blvd Unit 4 · Brookridge, FL 34613

$179,500

2 bd · 2.0 ba · 1,288 sqft · Manufactured · 122 Days on market

Built 1980 7,366 sqft lot Est $171k · at est. $55/mo HOA · 3% of rent ↓ 5% since listing

---

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 +11.8/30.0
• ARV discount +5.3/15.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• DSCR +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

1980 2 bedroom 2 full bath home. Beautiful well maintained home with a nice open floor, and lots of upgrades. A/C is 2023, roof replaced in 2018, beautiful laminate floors. Nice master bedroom with walk in closet, nice stall shower and washer and dyer in the bathroom. Home is in a nice location on a corner lot in Brookridge Community where you own your own land. Nice porch one one side of home where half the porch is 4 season and one half is screened. Come enjoy these great retirement community in style !!

Key facts

• A/c 2023
• Laminate floors
• Washer and dryer

Tags

• A/C 2023
• ROOF REPLACED 2018
• LAMINATE FLOORS
• WALK IN CLOSET
• STALL SHOWER
• WASHER AND DRYER

Property features AI

Finance

• Other: Accessible features throughout (entrance, closets, doors, common areas, central living area, hallway(s), kitchen, kitchen appliances); Directions: Turn right on Brookridge Blvd, go 2 miles; house is on the left
• HOA & community: Homeowners association with $55 monthly fee (includes security); Association amenities: clubhouse, fitness center, golf course, sauna, shuffleboard court, security, tennis courts, pool; Gated community; Street lights; Senior community

Exterior

• Parking: Carport (1 space)
• Security: 24-hour security; Gated with guard; Smoke detector(s)
• Utilities: Public water; Public sewer; 150 amp electric service; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide); Updated/remodeled; One story; Property is attached; Corner lot with few trees; Private maintained road/access (asphalt); Private road frontage; Residential zoning (R1-MH)
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch (screened); Shed(s); Workshop; Other exterior features; Fenced (other)

Interior

• Kitchen: Double oven; Electric oven; Dishwasher; Ice maker; Refrigerator
• Bedrooms: Accessible bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen island; Open floorplan; Pantry; Walk-in closet(s)
• Laundry & utility: In-unit laundry; Washer; Accessible washer/dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $-50 ($-605/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (12.2% below list).
• Recommended offer: $158k (12.2% 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-, 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: Pine Grove Elementary School (math 60% / reading 45%, grade C-, #976 of 2,144 statewide, top 46%, 991 students, 60% FRL); West Hernando Middle School (math 36% / reading 37%, grade F, #405 of 571 statewide, top 72%, 695 students, 58% FRL); Central High School (math 34% / reading 44%, grade F, #312 of 667 statewide, top 48%, 1,426 students, 53% FRL) — zoned schools at 57% FRL track the district average.
• 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 $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 122 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

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 $157,605 (12.2% 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. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 0.88% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $171,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9847 Scepter Ave	0.10mi	2/2.0	1,248 (-3%)	0mo	$154,000	$123	90
9847 Scepter Ave	0.10mi	2/2.0	1,248 (-3%)	0mo	$154,000	$123	90
15682 Brookridge Blvd	0.08mi	2/2.0	1,104 (-14%)	0mo	$144,000	$130	72
9155 Fontaine Dr	0.55mi	2/2.0	1,296 (+1%)	2mo	$172,200	$133	72
14311 Action St	0.32mi	3/2.0 (+1)	1,369 (+6%)	1mo	$230,000	$168	69
8271 Modena Ave	0.61mi	2/2.0	1,265 (-2%)	0mo	$107,000	$85	68
14986 Rialto Ave	0.39mi	2/2.0	1,188 (-8%)	2mo	$185,000	$156	67
9259 Salvini Dr	0.31mi	2/2.0	1,152 (-11%)	1mo	$165,000	$143	67
14298 Action St	0.33mi	2/2.0	1,448 (+12%)	2mo	$210,000	$145	62
14883 Rialto Ave	0.50mi	2/2.0	1,144 (-11%)	0mo	$148,000	$129	58
8223 Fortune Hunter Dr	0.73mi	2/2.0	1,176 (-9%)	1mo	$100,000	$85	51
16229 Brookridge Blvd	0.73mi	3/2.0 (+1)	1,380 (+7%)	0mo	$215,000	$156	48

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-32,239
• Equity at exit: $26,764

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-31,973
• Equity at exit: $15,520

Cash invested: $50,260 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$941
• Tax est. 1.5%: −$224 /mo · $2,692/yr
• Insurance: −$75
• HOA: −$55
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-50

Break-even live

Break-even rent $1,640

Max offer price $172,206

Occupancy floor 98%

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: $44,875
• Closing costs: $5,385
• 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	4d	1	0.12mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	24d	1	0.57mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	3d	1	0.58mi
8761 Fetterbush Ct Brooksville, FL	3.0	2.0	1730	$1,850	$1.07	24d	1	0.60mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	17d	1	0.65mi
9289 Scepter Ave Brooksville, FL	3.0	2.0	1512	$1,400	$0.93	4d	1	0.80mi
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	24d	1	0.86mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	4d	1	0.89mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	21d	1	1.04mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	24d	1	1.33mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 17 events

1. 2026-06-18
   days on market $179,500 Active 122 DOM
2. 2026-06-17
   days on market $179,500 Active 121 DOM
3. 2026-06-16
   days on market $179,500 Active 120 DOM
4. 2026-06-15
   days on market $179,500 Active 119 DOM
5. 2026-06-13
   days on market $179,500 Active 117 DOM
6. 2026-06-13
   days on market $179,500 Active 116 DOM
7. 2026-06-09
   days on market $179,500 Active 113 DOM
8. 2026-06-08
   days on market $179,500 Active 112 DOM
9. 2026-06-07
   days on market $179,500 Active 111 DOM
10. 2026-06-04
    days on market $179,500 Active 108 DOM
11. 2026-06-03
    days on market $179,500 Active 107 DOM
12. 2026-06-02
    days on market $179,500 Active 106 DOM
13. 2026-06-01
    days on market $179,500 Active 105 DOM
14. 2026-05-31
    days on market $179,500 Active 104 DOM
15. 2026-05-01
    price $179,500
16. 2026-03-20
    price $187,000
17. 2026-02-16
    listed $189,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 10/10 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: $18,913
• − Mortgage interest: −$10,055
• − Property taxes: −$2,692
• − Insurance: −$898
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − HOA: −$660
• − Depreciation: −$5,222
• Taxable loss: −$3,640
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $269/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

-5.0% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $179,500 HCAR
• 2026-03-20 Price Changed $187,000 HCAR
• 2026-02-16 Listed $189,000 HCAR