406 Zoller St · Brooksville, FL 34601

$140,000

3 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 4 Days on market

Built 1955 0.44 ac lot

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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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on 0.40-acre lot in Brooksville, this 3 bedroom, 2 bathroom home offers 1,332 living square feet of potential and charm. Built in 1955, the home features a cozy fireplace in the living room and a kitchen equipped with stainless steel appliances. Step outside to the patio where you'll find a second brick fireplace, providing a space for outdoor entertainment and relaxing. This property is priced to sell, so call today to schedule your personal showing. This property may qualify for Seller Financing (Vendee).

Key facts

• 0.40-acre lot
• Cozy fireplace
• 0.44 acre lot

Tags

• 0.40-ACRE LOT
• COZY FIREPLACE
• STAINLESS STEEL APPLIANCES
• SECOND BRICK FIREPLACE
• OUTDOOR ENTERTAINMENT

Property features AI

Finance

• Other: Lot about 0.44 acres (1/4 to less than 1/2 acre)
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA/association indicated

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single Family Residence; One story; Faces north
• Construction: Block construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Masonry fireplace
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.0% vs local median 0.5% in 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 71/100 on livability (#377 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute 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: Brooksville Elementary School (math 43% / reading 42%, grade F, #1,383 of 2,144 statewide, top 65%, 652 students, 68% FRL); D. S. Parrott Middle School (math 40% / reading 40%, grade F, #368 of 571 statewide, top 65%, 835 students, 67% FRL); Hernando High School (math 42% / reading 42%, grade F, #275 of 667 statewide, top 42%, 1,299 students, 58% FRL).
• Market conditions: Rents flat; 498 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 32% of the median local income ($60k/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 $968 of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 4y 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.20%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $281,052
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Oakhill Ct	0.44mi	3/2.0	1,346 (+1%)	3mo	$275,000	$204	75
248 Palm Ln	0.29mi	3/2.0	1,260 (-5%)	3mo	$195,000	$155	75
52 Irene St	0.44mi	2/2.0 (-1)	1,335 (+0%)	2mo	$411,000	$308	72
300 N Lemon Ave	0.18mi	3/2.0	1,480 (+11%)	1mo	$320,000	$216	72
507 Sharon St	0.48mi	2/2.0 (-1)	1,368 (+3%)	6mo	$145,000	$106	64
508 Oakhill Ct	0.46mi	3/2.0	1,398 (+5%)	8mo	$300,000	$215	64
604 Kinnear Dr	0.26mi	3/2.0	1,159 (-13%)	9mo	$289,000	$249	58
1061 Whiteway Dr	0.57mi	3/1.5	1,224 (-8%)	2mo	$283,000	$231	56
416 Ederington Dr	0.58mi	3/2.0	1,468 (+10%)	1mo	$310,000	$211	55
816 Laurelridge Ct	0.40mi	3/2.0	1,528 (+15%)	10mo	$300,000	$196	48
9184 Dan Lynn St	0.71mi	3/1.0	1,140 (-14%)	4mo	$177,000	$155	36
408 S Brooksville Ave	0.74mi	2/2.0 (-1)	1,510 (+13%)	9mo	$285,000	$189	31

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $334
• Equity at exit: $20,874

10-year hold

• IRR: 7.1%
• Equity multiple: 1.47×
• Total profit: $18,384
• Equity at exit: $12,105

Cash invested: $39,200 (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: 498
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$734
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $431

Break-even live

Break-even rent $1,051

Max offer price $140,000

Occupancy floor 68%

Sensitivity live

Price	-10% $511	-5% $471	+0% $431	+5% $392	+10% $352
Rent	-10% $305	-5% $368	+0% $431	+5% $494	+10% $558
Rate	-1.0pp $502	-0.5pp $467	base $431	+0.5pp $395	+1.0pp $358

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 Ponce de Leon Blvd Brooksville, FL	1.0–3.0	1.0–2.0	700	$1,424	$2.03	26d	5	0.59mi
20056 Suncrest Dr Brooksville, FL	2.0	2.0	1240	$1,500	$1.21	26d	1	0.67mi
460 Hale Ave Brooksville, FL	1.0–2.0	1.0	767	$1,225	$1.60	7d	2	0.71mi
208 Oakwood Dr Brooksville, FL	3.0	1.5	1108	$1,450	$1.31	22d	1	0.82mi
1565 Oakhurst Dr Brooksville, FL	3.0	2.0	1184	$1,995	$1.68	26d	1	1.14mi
1565 Oakhurst Dr Brooksville, FL	3.0	2.0	1184	$1,995	$1.68	20d	1	1.14mi
932 Freedom Way Brooksville, FL	1.0–3.0	1.0–2.0	917	$1,479	$1.61	26d	1	1.32mi
1276 Sabra Dr Brooksville, FL	3.0	2.0	1428	$1,850	$1.30	20d	1	1.37mi

Listing history 5 events

1. 2026-06-21
   statusdays on market $140,000 Pending 4 DOM
2. 2026-06-18
   days on market $140,000 Active 3 DOM
3. 2026-06-17
   days on market $140,000 Active 2 DOM
4. 2026-06-15
   remarks 521-char remark
5. 2026-06-15
   listed $140,000 Active 1 DOM

ⓘ 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: $454 · $38/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: +$708/yr (+$59/mo · 155.9%)

ⓘ 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 ≥109°F today · 25 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: $19,165
• − Mortgage interest: −$7,842
• − Property taxes: −$454
• − Insurance: −$700
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$4,073
• Taxable income: $3,030
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $4,449/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 — Brooksville

• Score: 71/100
• State rank: #377
• US rank: #6668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooksville, FL
• County: Hernando County · 169,677 people
• City population: 57,094
• 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

+40.0% since first listed

35 events — show timeline

• 2026-06-15 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Listing Removed — HCAR
• 2025-10-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-08 Price Changed $279,000 HCAR
• 2025-07-08 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Listed $283,700 HCAR
• 2025-03-31 Listed $283,700 Stellar MLS as Distributed by MLS Grid
• 2024-01-03 Sold (Public Records) $250,000 Public Records
• 2023-12-29 Sold (MLS) $250,000 St. Augustine and St. Johns County Board of REALTORS®
• 2023-12-29 Sold (MLS) $250,000 HCAR
• 2023-12-07 Pending — HCAR
• 2023-11-29 Contingent — HCAR
• 2023-11-02 Price Changed $249,900 HCAR
• 2023-10-23 Listed $249,900 St. Augustine and St. Johns County Board of REALTORS®
• 2023-10-23 Listed $274,900 HCAR
• 2022-07-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-07-07 Listing Removed — HCAR
• 2022-06-16 Price Changed $265,000 HCAR
• 2022-06-16 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-03 Price Changed $270,000 HCAR
• 2022-06-03 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-05-19 Relisted — HCAR
• 2022-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-17 Pending — HCAR
• 2022-05-05 Price Changed $275,000 HCAR
• 2022-05-05 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-20 Price Changed $285,000 HCAR
• 2022-04-20 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-20 Relisted — HCAR
• 2022-04-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-03-25 Listing Removed — HCAR
• 2022-03-14 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-14 Listed $275,000 HCAR
• 2021-12-14 Sold (Public Records) $100,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $454 · -88.1% YoY. Source: county tax records.