20059 Manecke Rd · North Brooksville, FL 34601

$73,217

2 bd · 1.0 ba · 798 sqft · SingleFamily public records · 43 Days on market

Built 1970 0.34 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Calling all investors!! Cash only offers on this 2 bedroom 1 bath property in need of complete rehab. Conveniently located near downtown Brooksville. Owner is willing to make a trade for the right property.

Key facts

• 0.34 acre lot
• Parking
• Built 1970

Property features AI

Finance

• Other: Property listed as unfurnished; Zoned residential (RESI)
• Financial info: No lease restrictions indicated
• HOA & community: No HOA/association indicated

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available
• Home design: Single-family residence; Residential property; One story; Faces south; Fixer condition
• Construction: Block construction; Metal roof; Concrete perimeter foundation; Built area reported as 1,386 total building square feet
• Exterior features: Paved road access; Lot approximately 0.34 acres (about 0.25–0.5 acre)

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Ductless heating; Wall/window air conditioning units; Other heating; No central heating
• Interior features: High ceilings; Concrete flooring
• Laundry & utility: No laundry hook-ups/features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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, 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: Rents flat; 492 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $506 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $24k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $73k implies a 122% 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,020 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.61% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.84%
• DSCR: 2.06
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $182,742
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20055 Ruth St	0.22mi	2/1.0	832 (+4%)	1mo	$70,000	$84	82
20099 Oakdale Ave	0.28mi	3/1.0 (+1)	768 (-4%)	8mo	$176,000	$229	69
20098 Wildwood Dr	0.36mi	2/1.0	768 (-4%)	18mo	$136,000	$177	62
717 Whiteway Dr	0.60mi	2/1.0	806 (+1%)	11mo	$225,000	$279	62
19455 Fort Dade Ave	0.51mi	2/1.0	768 (-4%)	12mo	$212,000	$276	60
510 East Ave	0.27mi	2/1.0	884 (+11%)	16mo	$70,000	$79	56
9157 West St	0.44mi	2/1.0	720 (-10%)	18mo	$165,000	$229	48
327 Palm Ln	0.47mi	2/1.0	708 (-11%)	16mo	$213,800	$302	46
322 Highland St	0.69mi	2/1.0	896 (+12%)	6mo	$190,000	$212	42
9025 Gronde Ave	0.64mi	2/2.0	720 (-10%)	13mo	$165,000	$229	39
9050 West St	0.55mi	3/1.0 (+1)	876 (+10%)	17mo	$143,000	$163	39
416 Zoller St	0.69mi	2/1.0	864 (+8%)	22mo	$194,000	$225	36

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 · 0.19% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.53×
• Total profit: $10,857
• Equity at exit: $10,917

10-year hold

• IRR: 20.3%
• Equity multiple: 2.48×
• Total profit: $30,378
• Equity at exit: $6,330

Cash invested: $20,501 (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: 492
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,181 high
• Mortgage (P&I): −$384
• Tax from tax record: −$111 /mo · $1,335/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $407

Break-even live

Break-even rent $665

Max offer price $73,217

Occupancy floor 61%

Sensitivity live

Price	-10% $449	-5% $428	+0% $407	+5% $387	+10% $366
Rent	-10% $314	-5% $361	+0% $407	+5% $454	+10% $501
Rate	-1.0pp $444	-0.5pp $426	base $407	+0.5pp $388	+1.0pp $369

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: $18,304
• Closing costs: $2,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20004 Suncrest Dr Brooksville, FL	2.0	1.0	757	$1,095	$1.45	17d	1	0.24mi
925 Ponce de Leon Blvd Brooksville, FL	1.0–3.0	1.0–2.0	700	$1,136	$1.62	24d	5	0.28mi
614 W Fort Dade Ave Brooksville, FL	1.0	1.0	1046	$925	$0.88	24d	1	0.70mi
460 Hale Ave Brooksville, FL	1.0–2.0	1.0	767	$1,225	$1.60	5d	2	1.18mi
208 Oakwood Dr Brooksville, FL	3.0	1.5	1108	$1,450	$1.31	21d	1	1.35mi
7781 Crystal Brook Cir Brooksville, FL	2.0–3.0	2.0	1045	$1,463	$1.40	3d	8	1.36mi
965 Candlelight Blvd Brooksville, FL	1.0–2.0	1.0–2.0	720	$1,335	$1.85	3d	10	1.37mi

Listing history 25 events

1. 2026-06-18
   days on market $73,217 Active 43 DOM
2. 2026-06-17
   days on market $73,217 Active 42 DOM
3. 2026-06-16
   days on market $73,217 Active 41 DOM
4. 2026-06-15
   days on market $73,217 Active 40 DOM
5. 2026-06-13
   days on market $73,217 Active 38 DOM
6. 2026-06-13
   days on market $73,217 Active 37 DOM
7. 2026-06-09
   days on market $73,217 Active 34 DOM
8. 2026-06-08
   days on market $73,217 Active 33 DOM
9. 2026-06-07
   pricedays on market $73,217 Active 32 DOM
10. 2026-06-04
    days on market $84,004 Active 29 DOM
11. 2026-06-03
    days on market $84,004 Active 28 DOM
12. 2026-06-02
    days on market $84,004 Active 27 DOM
13. 2026-06-01
    days on market $84,004 Active 26 DOM
14. 2026-05-31
    days on market $84,004 Active 25 DOM
15. 2026-05-15
    price $84,004
16. 2026-05-06
    listed $97,006 Active
17. 2018-12-28
    soldstatus $33,000 206-char remark

    Show marketing remark (206 chars)

    Calling all investors!! Cash only offers on this 2 bedroom 1 bath property in need of complete rehab. Conveniently located near downtown Brooksville. Owner is willing to make a trade for the right property.

18. 2018-12-28
    soldstatus $33,000 206-char remark

    Show marketing remark (206 chars)

    Calling all investors!! Cash only offers on this 2 bedroom 1 bath property in need of complete rehab. Conveniently located near downtown Brooksville. Owner is willing to make a trade for the right property.

19. 2018-12-27
    soldstatus $33,000
20. 2018-09-26
    listed $33,000 206-char remark

    Show marketing remark (206 chars)

    Calling all investors!! Cash only offers on this 2 bedroom 1 bath property in need of complete rehab. Conveniently located near downtown Brooksville. Owner is willing to make a trade for the right property.

21. 2018-09-26
    listed $33,000 206-char remark

    Show marketing remark (206 chars)

    Calling all investors!! Cash only offers on this 2 bedroom 1 bath property in need of complete rehab. Conveniently located near downtown Brooksville. Owner is willing to make a trade for the right property.

22. 2018-09-26
    listed $33,000

    Show marketing remark (206 chars)

    Calling all investors!! Cash only offers on this 2 bedroom 1 bath property in need of complete rehab. Conveniently located near downtown Brooksville. Owner is willing to make a trade for the right property.

23. 2018-07-27
    soldstatus $22,100
24. 2014-12-18
    historical
25. 2014-09-15
    listed $22,500

ⓘ 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: $1,335 · $111/mo
• Projected year-2 tax: $1,335 · $111/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $14,172
• − Mortgage interest: −$4,101
• − Property taxes: −$1,335
• − Insurance: −$366
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$2,130
• Taxable income: $3,972
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $3,934/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

+273.4% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $84,004 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed $97,006 Stellar MLS as Distributed by MLS Grid
• 2018-12-28 Sold (MLS) $33,000 St. Augustine and St. Johns County Board of REALTORS®
• 2018-12-28 Sold (MLS) $33,000 HCAR
• 2018-12-27 Sold (MLS) $33,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-26 Listed $33,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-26 Listed $33,000 St. Augustine and St. Johns County Board of REALTORS®
• 2018-09-26 Listed $33,000 HCAR
• 2018-07-27 Sold (Public Records) $22,100 Public Records
• 2014-12-18 Listing Removed — HCAR
• 2014-09-15 Listed $22,500 HCAR

Property tax history

+7.6%/yr

Latest (2025): $1,335 · -6.1% YoY. Source: county tax records.