14305 Nectarine St · Brookridge, FL 34613

$159,159

2 bd · 2.0 ba · 1,342 sqft · Manufactured public records · 280 Days on market

Built 1983 4,356 sqft lot Est $174k · 9% under $50/mo HOA · 3% of rent

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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 +19.4/30.0
• ARV discount +11.4/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• 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

location, location , location 2/2/2 open floor plan, light and bright, enclosed veranda room , year round Florida room , inside laundry, tile in the kitchen , large bedrooms, roof over this home has a motivated seller , ,BRING ALL OFFERS !

Key facts

• New floors
• Upgrades
• New toilets

Tags

• UPGRADES
• NEW TOILETS
• NEW FLOORS
• NEW VANITY BATHROOM
• NEW WINDOWS
• NEW APPLIANCES

Property features AI

Finance

• Other: Directions and subdivision provided
• Financial info: Property tax information available
• HOA & community: Homeowners association with monthly fee of $50; Community amenities include clubhouse, fitness center, golf course, RV/boat storage, shuffleboard court, tennis courts, pool, gated security, and other amenities; Senior community

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community
• Utilities: Public water; Public sewer; Underground electric; Cable available; Electricity available; Water available
• Home design: Manufactured home (residential); One level; Residential zoning
• Construction: Vinyl siding construction
• Exterior features: Metal roof; Shed(s); Private paved/asphalt road access; Other lot features

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Disposal; Refrigerator; Other kitchen features
• Bedrooms: Bedroom information not specified
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Ceiling fans; Wet bar; Walk-in closets; Other built-in features
• Laundry & utility: In-unit laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $176 ($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 $153k (4.0% below list).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 6.3% in Brookridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 13 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).
• This rent runs 31% 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 280 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $159k implies a 131% 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; 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 $140,059 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.96% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $174,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7472 Moriah Ave	0.26mi	2/2.0	1,288 (-4%)	1mo	$158,000	$123	81
8305 Weatherford Ave	0.35mi	2/2.0	1,314 (-2%)	1mo	$193,000	$147	79
14563 Brookridge Blvd	0.42mi	3/2.0 (+1)	1,344 (+0%)	2mo	$224,000	$167	73
14371 Nectarine St	0.12mi	2/2.0	1,178 (-12%)	1mo	$205,000	$174	73
7464 Dinsmore St	0.19mi	2/2.0	1,200 (-11%)	2mo	$175,000	$146	72
8271 Modena Ave	0.48mi	2/2.0	1,265 (-6%)	0mo	$107,000	$85	68
8057 Dinsmore St	0.15mi	2/2.0	1,152 (-14%)	2mo	$85,000	$74	67
14383 Dehaven Ave	0.35mi	3/2.0 (+1)	1,493 (+11%)	1mo	$189,000	$127	59
7408 Morelli Ave	0.41mi	3/2.0 (+1)	1,485 (+11%)	3mo	$192,500	$130	56
14232 Rialto Ave	0.68mi	2/2.0	1,448 (+8%)	3mo	$164,000	$113	53
14279 Midmoor Blvd	0.60mi	2/2.0	1,512 (+13%)	3mo	$250,000	$165	48
14883 Rialto Ave	0.74mi	2/2.0	1,144 (-15%)	0mo	$148,000	$129	41

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-14,570
• Equity at exit: $23,731

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,705
• Equity at exit: $13,761

Cash invested: $44,565 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$835
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$66
• HOA: −$50
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $176

Break-even live

Break-even rent $1,304

Max offer price $159,159

Occupancy floor 83%

Sensitivity live

Price	-10% $267	-5% $222	+0% $176	+5% $131	+10% $86
Rent	-10% $56	-5% $116	+0% $176	+5% $237	+10% $297
Rate	-1.0pp $257	-0.5pp $217	base $176	+0.5pp $135	+1.0pp $93

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: $39,790
• Closing costs: $4,775
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.09mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	26d	1	0.27mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	19d	1	0.51mi
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	26d	1	0.67mi
7124 Barclay Ave Unit A Spring Hill, FL	2.0	2.0	927	$1,500	$1.62	26d	1	0.68mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	6d	1	0.80mi
14360 Barley Grass Rd Spring Hill, FL	3.0–5.0	2.0–3.0	1975	$2,195	$1.11	3d	19	0.92mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	5d	1	0.94mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	6d	1	0.98mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	26d	1	0.99mi
8761 Fetterbush Ct Brooksville, FL	3.0	2.0	1730	$1,850	$1.07	26d	1	1.12mi
14373 Irving St Unit B Brooksville, FL	2.0	1.0	900	$1,750	$1.94	1d	1	1.20mi
9289 Scepter Ave Brooksville, FL	3.0	2.0	1512	$1,400	$0.93	6d	1	1.48mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 26 events

1. 2026-06-21
   days on market $159,159 Active 280 DOM
2. 2026-06-18
   days on market $159,159 Active 277 DOM
3. 2026-06-17
   pricedays on market $159,159 Active 276 DOM
4. 2026-06-16
   days on market $162,261 Active 275 DOM
5. 2026-06-15
   days on market $162,261 Active 274 DOM
6. 2026-06-13
   days on market $162,261 Active 272 DOM
7. 2026-06-13
   days on market $162,261 Active 271 DOM
8. 2026-06-09
   days on market $162,261 Active 268 DOM
9. 2026-06-08
   days on market $162,261 Active 267 DOM
10. 2026-06-07
    days on market $162,261 Active 266 DOM
11. 2026-06-04
    days on market $162,261 Active 263 DOM
12. 2026-06-03
    days on market $162,261 Active 262 DOM
13. 2026-06-02
    days on market $162,261 Active 261 DOM
14. 2026-06-01
    days on market $162,261 Active 260 DOM
15. 2026-05-31
    days on market $162,261 Active 259 DOM
16. 2026-02-03
    price $162,261
17. 2025-11-18
    price $167,167
18. 2025-09-13
    listed $175,571 Active
19. 2019-03-07
    soldstatus $69,000
20. 2019-02-28
    soldstatus $69,000 239-char remark

    Show marketing remark (239 chars)

    location, location , location 2/2/2 open floor plan, light and bright, enclosed veranda room , year round Florida room , inside laundry, tile in the kitchen , large bedrooms, roof over this home has a motivated seller , ,BRING ALL OFFERS !

21. 2019-02-28
    soldstatus $69,000 239-char remark

    Show marketing remark (239 chars)

    location, location , location 2/2/2 open floor plan, light and bright, enclosed veranda room , year round Florida room , inside laundry, tile in the kitchen , large bedrooms, roof over this home has a motivated seller , ,BRING ALL OFFERS !

22. 2018-07-05
    listed $78,000 239-char remark

    Show marketing remark (239 chars)

    location, location , location 2/2/2 open floor plan, light and bright, enclosed veranda room , year round Florida room , inside laundry, tile in the kitchen , large bedrooms, roof over this home has a motivated seller , ,BRING ALL OFFERS !

23. 2018-07-05
    listed $78,000 239-char remark

    Show marketing remark (239 chars)

    location, location , location 2/2/2 open floor plan, light and bright, enclosed veranda room , year round Florida room , inside laundry, tile in the kitchen , large bedrooms, roof over this home has a motivated seller , ,BRING ALL OFFERS !

24. 2009-07-06
    soldstatus $50,000
25. 2009-06-23
    soldstatus $50,000
26. 2009-03-09
    listed $60,000

ⓘ 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: $950 · $79/mo
• Projected year-2 tax: $1,321 · $110/mo
• Expected delta: +$371/yr (+$31/mo · 39.1%)

ⓘ 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 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: $18,328
• − Mortgage interest: −$8,915
• − Property taxes: −$950
• − Insurance: −$796
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − HOA: −$600
• − Depreciation: −$4,630
• Taxable loss: −$496
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $2,237/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

+170.4% since first listed

11 events — show timeline

• 2026-02-03 Price Changed $162,261 HCAR
• 2025-11-18 Price Changed $167,167 HCAR
• 2025-09-13 Listed $175,571 HCAR
• 2019-03-07 Sold (Public Records) $69,000 Public Records
• 2019-02-28 Sold (MLS) $69,000 St. Augustine and St. Johns County Board of REALTORS®
• 2019-02-28 Sold (MLS) $69,000 HCAR
• 2018-07-05 Listed $78,000 St. Augustine and St. Johns County Board of REALTORS®
• 2018-07-05 Listed $78,000 HCAR
• 2009-07-06 Sold (Public Records) $50,000 Public Records
• 2009-06-23 Sold (MLS) $50,000 HCAR
• 2009-03-09 Listed $60,000 HCAR

Property tax history

+1.3%/yr

Latest (2025): $950 · -0.6% YoY. Source: county tax records.