16127 Narrow St · Spring Hill, FL 34604

$80,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 7 Days on market

Built 1997 7,500 sqft 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 +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3-bedroom, 2-bath manufactured home in the heart of Brooksville! Offering over 1,200 square feet of comfortable living space, this home features a spacious layout with an inviting living area, a bright kitchen with ample cabinetry, and a dining space perfect for everyday meals or entertaining guests. The split-bedroom floor plan provides added privacy, while the generously sized primary suite includes updated features and a private bath. Perfectly located next to great schools, shopping, dining, and everyday conveniences, this property offers the ideal blend of comfort and location. Whether you're looking to enjoy all that Florida has to offer year-round or searching for the perfect investment opportunity, this home checks all the boxes. Enjoy peaceful surroundings while still being just minutes from local parks, outdoor recreation, and the beautiful Nature Coast attractions that make this area so desirable.

Key facts

• Bright kitchen
• Private bath
• Spacious layout

Tags

• SPACIOUS LAYOUT
• BRIGHT KITCHEN
• SPLIT-BEDROOM FLOOR PLAN
• GENEROUSLY SIZED PRIMARY SUITE
• PRIVATE BATH
• LOCAL PARKS

Property features AI

Finance

• Other: Lot about 0.17 acres (0 to less than 1/4 acre); Living area about 1,216 (public records); Total rooms: 8
• HOA & community: No association; Pets allowed

Exterior

• Parking: No parking details provided
• Utilities: Well water; Septic tank; Electricity available
• Home design: Manufactured home (single wide); Residential property; Faces northwest; One story
• Construction: Frame construction; Shingle roof; Pillar/post/pier foundation; Built as single-wide manufactured home
• Exterior features: Other exterior features; Limerock road surface

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $912 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 20.0% vs local median 4.4% in Spring Hill — 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 63/100 on livability (#738 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, 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: Moton Elementary School (math 46% / reading 39%, grade F, #1,383 of 2,144 statewide, top 65%, 679 students, 79% FRL); Nature Coast Technical High (math 52% / reading 51%, grade D+, #167 of 667 statewide, top 25%, 1,298 students, 38% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 196 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $553 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 + 1.6% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 23y 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: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.40% ✓
• Cap rate: 19.97%
• Cash-on-cash: 48.84%
• DSCR: 3.17
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $178,752
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16127 Narrow St	0.00mi	3/2.0	1,216 (0%)	0mo	$80,000	$66	100
16164 Pensacola St	0.08mi	3/2.0	1,100 (-10%)	19mo	$65,000	$59	65
4468 California St	0.43mi	3/2.0	1,296 (+7%)	8mo	$190,000	$147	62
5122 Miami Ave	0.65mi	3/2.0	1,153 (-5%)	4mo	$189,000	$164	58

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: 44.8%
• Equity multiple: 2.90×
• Total profit: $42,517
• Equity at exit: $11,928

10-year hold

• IRR: 50.1%
• Equity multiple: 5.53×
• Total profit: $101,478
• Equity at exit: $6,917

Cash invested: $22,400 (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 34604

• Home prices YoY: -23.4%
• Rents YoY: 1.6%
• Active inventory: 196
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,918 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$151 /mo · $1,811/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $912

Break-even live

Break-even rent $764

Max offer price $80,000

Occupancy floor 47%

Sensitivity live

Price	-10% $957	-5% $934	+0% $912	+5% $889	+10% $866
Rent	-10% $760	-5% $836	+0% $912	+5% $987	+10% $1,063
Rate	-1.0pp $952	-0.5pp $932	base $912	+0.5pp $891	+1.0pp $870

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
286 Cherry Birch LN Masaryktown, FL	3.0	1.0–2.0	964	$1,898	$1.97	0d	44	0.79mi

Listing history 29 events

1. 2026-05-21
   status Pending

   Show marketing remark (957 chars)

   Welcome home to this charming 3-bedroom, 2-bath manufactured home in the heart of Brooksville! Offering over 1,200 square feet of comfortable living space, this home features a spacious layout with an inviting living area, a bright kitchen with ample cabinetry, and a dining space perfect for everyday meals or entertaining guests. The split-bedroom floor plan provides added privacy, while the generously sized primary suite includes updated features and a private bath. Perfectly located next to great schools, shopping, dining, and everyday conveniences, this property offers the ideal blend of comfort and location. Whether you’re looking to enjoy all that Florida has to offer year-round or searching for the perfect investment opportunity, this home checks all the boxes. Enjoy peaceful surroundings while still being just minutes from local parks, outdoor recreation, and the beautiful Nature Coast attractions that make this area so desirable.

2. 2026-05-21
   status Pending 955-char remark

   Show marketing remark (957 chars)

   Welcome home to this charming 3-bedroom, 2-bath manufactured home in the heart of Brooksville! Offering over 1,200 square feet of comfortable living space, this home features a spacious layout with an inviting living area, a bright kitchen with ample cabinetry, and a dining space perfect for everyday meals or entertaining guests. The split-bedroom floor plan provides added privacy, while the generously sized primary suite includes updated features and a private bath. Perfectly located next to great schools, shopping, dining, and everyday conveniences, this property offers the ideal blend of comfort and location. Whether you’re looking to enjoy all that Florida has to offer year-round or searching for the perfect investment opportunity, this home checks all the boxes. Enjoy peaceful surroundings while still being just minutes from local parks, outdoor recreation, and the beautiful Nature Coast attractions that make this area so desirable.

3. 2026-05-21
   status Pending 957-char remark

   Show marketing remark (957 chars)

   Welcome home to this charming 3-bedroom, 2-bath manufactured home in the heart of Brooksville! Offering over 1,200 square feet of comfortable living space, this home features a spacious layout with an inviting living area, a bright kitchen with ample cabinetry, and a dining space perfect for everyday meals or entertaining guests. The split-bedroom floor plan provides added privacy, while the generously sized primary suite includes updated features and a private bath. Perfectly located next to great schools, shopping, dining, and everyday conveniences, this property offers the ideal blend of comfort and location. Whether you’re looking to enjoy all that Florida has to offer year-round or searching for the perfect investment opportunity, this home checks all the boxes. Enjoy peaceful surroundings while still being just minutes from local parks, outdoor recreation, and the beautiful Nature Coast attractions that make this area so desirable.

4. 2026-05-14
   listed $80,000 Active
5. 2026-05-12
   listed $80,000 Active 955-char remark

   Show marketing remark (955 chars)

   Welcome home to this charming 3-bedroom, 2-bath manufactured home in the heart of Brooksville! Offering over 1,200 square feet of comfortable living space, this home features a spacious layout with an inviting living area, a bright kitchen with ample cabinetry, and a dining space perfect for everyday meals or entertaining guests. The split-bedroom floor plan provides added privacy, while the generously sized primary suite includes updated features and a private bath. Perfectly located next to great schools, shopping, dining, and everyday conveniences, this property offers the ideal blend of comfort and location. Whether you're looking to enjoy all that Florida has to offer year-round or searching for the perfect investment opportunity, this home checks all the boxes. Enjoy peaceful surroundings while still being just minutes from local parks, outdoor recreation, and the beautiful Nature Coast attractions that make this area so desirable.

6. 2026-05-11
   listed $80,000 Active 957-char remark

   Show marketing remark (957 chars)

   Welcome home to this charming 3-bedroom, 2-bath manufactured home in the heart of Brooksville! Offering over 1,200 square feet of comfortable living space, this home features a spacious layout with an inviting living area, a bright kitchen with ample cabinetry, and a dining space perfect for everyday meals or entertaining guests. The split-bedroom floor plan provides added privacy, while the generously sized primary suite includes updated features and a private bath. Perfectly located next to great schools, shopping, dining, and everyday conveniences, this property offers the ideal blend of comfort and location. Whether you’re looking to enjoy all that Florida has to offer year-round or searching for the perfect investment opportunity, this home checks all the boxes. Enjoy peaceful surroundings while still being just minutes from local parks, outdoor recreation, and the beautiful Nature Coast attractions that make this area so desirable.

7. 2022-01-26
   soldstatus $100,000
8. 2022-01-19
   soldstatus $100,000 Closed
9. 2022-01-19
   soldstatus $100,000
10. 2022-01-19
    soldstatus $100,000 Closed
11. 2022-01-10
    status Pending
12. 2022-01-07
    status Pending
13. 2022-01-07
    historical Active Under Contract - Accepting Back Up Offers
14. 2022-01-03
    price $100,000
15. 2022-01-03
    price $100,000
16. 2021-12-30
    listed $120,000 Active
17. 2021-12-30
    listed $100,000
18. 2021-12-30
    listed $120,000 Active
19. 2012-09-20
    soldstatus $21,500
20. 2012-09-20
    soldstatus $21,500
21. 2012-09-20
    soldstatus $21,500
22. 2012-09-20
    soldstatus $21,500
23. 2012-04-06
    listed $25,900
24. 2011-06-06
    listed $25,900
25. 2011-05-26
    listed $25,900
26. 2011-05-26
    listed $25,900
27. 2006-11-14
    soldstatus $11,000
28. 2003-12-05
    soldstatus $200
29. 2003-06-18
    listed $2,000

ⓘ 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: $1,811 · $151/mo
• Projected year-2 tax: $1,811 · $151/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $23,020
• − Mortgage interest: −$4,481
• − Property taxes: −$1,811
• − Insurance: −$400
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$2,327
• Taxable income: $10,317
• Est. tax owed @ 24.0%: −$2,476
• After-tax cash flow: $8,464/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 — Spring Hill

• Score: 63/100
• State rank: #738
• US rank: #15937

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D+ Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Hill, FL
• County: Hernando County · 169,677 people
• City population: 83,915
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 13,642
• Household income: $84,833
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 142.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 10% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 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: ▼ -84.38%
• Current HPI: 276.4751
• Rent YoY: ▲ 1.61%
• 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

+3900.0% since first listed

29 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Pending — HCAR
• 2026-05-21 Pending — RACC
• 2026-05-14 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Listed $80,000 HCAR
• 2026-05-11 Listed $80,000 RACC
• 2022-01-26 Sold (Public Records) $100,000 Public Records
• 2022-01-19 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-19 Sold (MLS) $100,000 St. Augustine and St. Johns County Board of REALTORS®
• 2022-01-19 Sold (MLS) $100,000 HCAR
• 2022-01-10 Pending — HCAR
• 2022-01-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-07 Contingent — HCAR
• 2022-01-03 Price Changed $100,000 HCAR
• 2022-01-03 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-30 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-30 Listed $100,000 St. Augustine and St. Johns County Board of REALTORS®
• 2021-12-30 Listed $120,000 HCAR
• 2012-09-20 Sold (MLS) $21,500 St. Augustine and St. Johns County Board of REALTORS®
• 2012-09-20 Sold (MLS) $21,500 Stellar MLS as Distributed by MLS Grid
• 2012-09-20 Sold (MLS) $21,500 RACC
• 2012-09-20 Sold (MLS) $21,500 HCAR
• 2012-04-06 Listed $25,900 Stellar MLS as Distributed by MLS Grid
• 2011-06-06 Listed $25,900 RACC
• 2011-05-26 Listed $25,900 St. Augustine and St. Johns County Board of REALTORS®
• 2011-05-26 Listed $25,900 HCAR
• 2006-11-14 Sold (Public Records) $11,000 Public Records
• 2003-12-05 Sold (MLS) $200 HCAR
• 2003-06-18 Listed $2,000 HCAR

Property tax history

+16.7%/yr

Latest (2025): $1,811 · -6.6% YoY. Source: county tax records.