6120 Beechwood Dr · Ridge Manor, FL 33523

$160,000

2 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 50 Days on market

Built 1987 0.29 ac lot Est $197k · 19% under $22/mo HOA · 1% of rent

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

THIS WILL SUIT YOU TO A "TEE"! This spacious 2/2 villa at popular Whispering Oaks Estates features wood flooring, a complete appliance package, a cozy Florida room, inviting screened lanai with views of the golf course, all on an oversized corner lot!This delightful home is offered completely furnished! Just $74,900!

Key facts

• Irrigation
• Rain gutters
• Walk in tub

Tags

• ADA FRIENDLY LAYOUT
• WALK IN SHOWER
• WALK IN TUB
• SPACIOUS SCREEN ROOM
• IRRIGATION
• RAIN GUTTERS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 4.3% in Ridge Manor — 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 (#736 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; 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: 295 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Hernando County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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.
• Current owner paid $69k; list at $160k implies a 133% 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.78% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.48%
• DSCR: 2.49
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $197,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35118 Whispering Oaks Blvd	0.09mi	3/2.0 (+1)	1,564 (+12%)	9mo	$220,000	$141	64
6126 Beechwood Dr	0.02mi	3/2.0 (+1)	1,564 (+12%)	14mo	$220,000	$141	63
35138 Whispering Oaks Blvd	0.05mi	2/2.0	1,256 (-10%)	22mo	$205,000	$163	62
35062 Whispering Oaks Blvd	0.18mi	3/2.0 (+1)	1,564 (+12%)	18mo	$203,000	$130	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.9%
• Equity multiple: 4.72×
• Total profit: $166,718
• Equity at exit: $144,141

10-year hold

• IRR: 43.6%
• Equity multiple: 10.56×
• Total profit: $428,319
• Equity at exit: $310,845

Cash invested: $44,800 (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 33523

• Home prices YoY: 3.8%
• Active inventory: 295
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,849 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$67
• HOA: −$22
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $1,250

Break-even live

Break-even rent $1,267

Max offer price $160,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,340	-5% $1,295	+0% $1,250	+5% $1,205	+10% $1,159
Rent	-10% $1,025	-5% $1,137	+0% $1,250	+5% $1,362	+10% $1,475
Rate	-1.0pp $1,330	-0.5pp $1,290	base $1,250	+0.5pp $1,208	+1.0pp $1,166

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5431 Tower St Dade City, FL	2.0	1.5	1188	$2,000	$1.68	19d	1	1.25mi
34807 Evergreen Way Dade City, FL	3.0	1.0	1000	$1,900	$1.90	21d	1	1.25mi
34807 Evergreen Way Unit 1571614P Ridge Manor, FL	3.0	1.0	1076	$4,669	$4.34	0d	1	1.25mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 13 events

1. 2026-06-21
   days on market $160,000 Active 50 DOM
2. 2026-06-18
   days on market $160,000 Active 47 DOM
3. 2026-06-17
   days on market $160,000 Active 46 DOM
4. 2026-06-16
   days on market $160,000 Active 45 DOM
5. 2026-06-15
   days on market $160,000 Active 44 DOM
6. 2026-06-13
   days on market $160,000 Active 42 DOM
7. 2026-06-13
   statusdays on market $160,000 Active 41 DOM
8. 2026-01-15
   status Pending
9. 2025-12-07
   listed $160,000 Active
10. 2013-06-20
    soldstatus $68,750
11. 2013-06-18
    soldstatus $68,750 331-char remark

    Show marketing remark (331 chars)

    THIS WILL SUIT YOU TO A "TEE"! This spacious 2/2 villa at popular Whispering Oaks Estates features wood flooring, a complete appliance package, a cozy Florida room, inviting screened lanai with views of the golf course, all on an oversized corner lot!This delightful home is offered completely furnished! Just $74,900!

12. 2012-05-11
    listed $74,900 331-char remark

    Show marketing remark (331 chars)

    THIS WILL SUIT YOU TO A "TEE"! This spacious 2/2 villa at popular Whispering Oaks Estates features wood flooring, a complete appliance package, a cozy Florida room, inviting screened lanai with views of the golf course, all on an oversized corner lot!This delightful home is offered completely furnished! Just $74,900!

13. 1989-07-01
    soldstatus $63,000

ⓘ 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: $878 · $73/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$450/yr (+$37/mo · 51.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,188
• − Mortgage interest: −$8,962
• − Property taxes: −$878
• − Insurance: −$800
• − Repairs & maintenance: −$2,735
• − Management: −$2,735
• − HOA: −$264
• − Depreciation: −$4,655
• Taxable income: $13,158
• Est. tax owed @ 24.0%: −$3,158
• After-tax cash flow: $11,839/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 — Ridge Manor

• Score: 63/100
• State rank: #736
• US rank: #15912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridge Manor, FL
• Population (ZIP): 19,296

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 28% Black 10% Two or more races 10% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 5% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 75% English-only · Spanish 21% Other Indo-European 2% Chinese 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: ▲ 16.36%
• Current HPI: 448.7
• Rent YoY: —
• Metro: —
• 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

+154.0% since first listed

6 events — show timeline

• 2026-01-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-07 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-20 Sold (Public Records) $68,750 Public Records
• 2013-06-18 Sold (MLS) $68,750 Stellar MLS as Distributed by MLS Grid
• 2012-05-11 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 1989-07-01 Sold (Public Records) $63,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $878 · +0.8% YoY. Source: county tax records.