14311 Nectarine St · Brookridge, FL 34613

$164,900

2 bd · 2.0 ba · 1,096 sqft · Manufactured public records · 30 Days on market

Built 1983 4,356 sqft lot Est $142k · 16% over $55/mo HOA · 4% 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 +14.4/30.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

1983 2 bedroom 2 full bath

Key facts

• Brookridge community
• Close to club house
• Close to pool

Tags

• BROOKRIDGE COMMUNITY
• CLOSE TO CLUB HOUSE
• CLOSE TO POOL
• CATHEDRAL CEILINGS
• LARGE LIVING ROOM
• SEPARATE FAMILY ROOM

Property features AI

Finance

• Other: Planned Development Project - Multi Family (zoning PDP (MF)); Subdivision: Brookridge Comm Unit 2
• HOA & community: Homeowners association (monthly fee $55); Association includes security; Community amenities: clubhouse, dog park, fitness center, golf course, gated entry, RV/boat storage, tennis courts, pool; Senior community

Exterior

• Parking: Attached covered carport (1 space)
• Security: 24-hour security; Gated community with guard; Smoke detectors
• Utilities: Public water; Public sewer; 150 amp electric service (underground); Cable connected; Electricity connected; Sewer connected; Water connected; Natural gas not available
• Home design: Manufactured home (double wide); One story; South-facing
• Construction: Vinyl siding
• Exterior features: Glass-enclosed patio; Patio; Cleared lot with few trees; Paved private road (private maintained)

Interior

• Kitchen: Dryer; Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air; Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Kitchen island; Vaulted ceilings; Walk-in closet(s); Furnished
• Laundry & utility: Washer; Washer hookup; Electric dryer hookup; Laundry sink

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $34 ($406/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 $142k (13.7% below list).
• Recommended offer: $142k (13.7% 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: 695 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $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 30 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $142,244 (13.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $142,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14366 Starcross St	0.10mi	2/2.0	1,104 (+1%)	2mo	$80,000	$72	92
8057 Dinsmore St	0.15mi	2/2.0	1,152 (+5%)	2mo	$85,000	$74	83
14371 Nectarine St	0.11mi	2/2.0	1,178 (+8%)	1mo	$205,000	$174	82
14386 Starcross St	0.13mi	2/2.0	1,192 (+9%)	4mo	$163,000	$137	76
8304 Weatherford Ave	0.37mi	2/2.0	1,056 (-4%)	1mo	$109,000	$103	76
7443 Morelli Ave	0.41mi	2/2.0	1,120 (+2%)	3mo	$144,000	$129	75
7464 Dinsmore St	0.19mi	2/2.0	1,200 (+10%)	2mo	$175,000	$146	74
14470 Miranna St	0.36mi	2/3.0	1,012 (-8%)	3mo	$165,000	$163	64
14883 Rialto Ave	0.74mi	2/2.0	1,144 (+4%)	0mo	$148,000	$129	58
7429 Morelli Ave	0.43mi	2/2.0	960 (-12%)	4mo	$118,000	$123	56
14233 Rialto Ave	0.69mi	2/2.0	960 (-12%)	4mo	$125,000	$130	44
15472 Brookridge Blvd	0.72mi	3/2.0 (+1)	960 (-12%)	3mo	$166,000	$173	38

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-24,573
• Equity at exit: $24,587

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-18,658
• Equity at exit: $14,258

Cash invested: $46,172 (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: 695
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$865
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$69
• HOA: −$55
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $34

Break-even live

Break-even rent $1,380

Max offer price $164,900

Occupancy floor 93%

Sensitivity live

Price	-10% $127	-5% $81	+0% $34	+5% $-13	+10% $-59
Rent	-10% $-79	-5% $-22	+0% $34	+5% $90	+10% $146
Rate	-1.0pp $117	-0.5pp $76	base $34	+0.5pp $-9	+1.0pp $-52

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	23d	1	0.03mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	26d	1	0.28mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	19d	1	0.53mi
15466 Brookridge Blvd Brooksville, FL	2.0	2.0	828	$1,225	$1.48	26d	1	0.69mi
7124 Barclay Ave Unit A Spring Hill, FL	2.0	2.0	927	$1,500	$1.62	26d	1	0.69mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	6d	1	0.96mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	5d	1	0.97mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	26d	1	1.01mi
14373 Irving St Spring Hill, FL	2.0	1.0	828	$1,750	$2.11	26d	1	1.19mi
14373 Irving St Unit B Brooksville, FL	2.0	1.0	900	$1,750	$1.94	1d	1	1.19mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 24 events

1. 2026-06-21
   days on market $164,900 Active 30 DOM
2. 2026-06-18
   days on market $164,900 Active 27 DOM
3. 2026-06-17
   days on market $164,900 Active 26 DOM
4. 2026-06-16
   days on market $164,900 Active 25 DOM
5. 2026-06-15
   days on market $164,900 Active 24 DOM
6. 2026-06-13
   days on market $164,900 Active 22 DOM
7. 2026-06-13
   days on market $164,900 Active 21 DOM
8. 2026-06-09
   days on market $164,900 Active 18 DOM
9. 2026-06-08
   days on market $164,900 Active 17 DOM
10. 2026-06-07
    days on market $164,900 Active 16 DOM
11. 2026-06-04
    days on market $164,900 Active 13 DOM
12. 2026-06-03
    days on market $164,900 Active 12 DOM
13. 2026-06-02
    days on market $164,900 Active 11 DOM
14. 2026-06-01
    days on market $164,900 Active 10 DOM
15. 2026-05-31
    days on market $164,900 Active 9 DOM
16. 2026-05-22
    listed $164,900 Active
17. 2024-04-05
    soldstatus $159,000 Closed 26-char remark

    Show marketing remark (26 chars)

    1983 2 bedroom 2 full bath

18. 2024-04-05
    soldstatus $159,000 26-char remark

    Show marketing remark (26 chars)

    1983 2 bedroom 2 full bath

19. 2024-02-27
    historical 26-char remark

    Show marketing remark (26 chars)

    1983 2 bedroom 2 full bath

20. 2024-02-26
    listed $159,000 26-char remark

    Show marketing remark (26 chars)

    1983 2 bedroom 2 full bath

21. 2024-02-26
    listed $159,000 26-char remark

    Show marketing remark (26 chars)

    1983 2 bedroom 2 full bath

22. 2000-01-28
    soldstatus $39,000
23. 1998-02-04
    soldstatus $38,500
24. 1996-11-07
    soldstatus $37,000

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$152/yr (+$13/mo · 12.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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 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: $17,069
• − Mortgage interest: −$9,237
• − Property taxes: −$1,217
• − Insurance: −$824
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − HOA: −$660
• − Depreciation: −$4,797
• Taxable loss: −$2,397
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $982/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

+345.7% since first listed

9 events — show timeline

• 2026-05-22 Listed $164,900 HCAR
• 2024-04-05 Sold (MLS) $159,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-04-05 Sold (MLS) $159,000 HCAR
• 2024-02-27 Listing Removed — HCAR
• 2024-02-26 Listed $159,000 St. Augustine and St. Johns County Board of REALTORS®
• 2024-02-26 Listed $159,000 HCAR
• 2000-01-28 Sold (Public Records) $39,000 Public Records
• 1998-02-04 Sold (Public Records) $38,500 Public Records
• 1996-11-07 Sold (Public Records) $37,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $1,217 · +122.3% YoY. Source: county tax records.