29218 Heckleman St · Hill 'n Dale, FL 34602

$135,000

3 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 330 Days on market

Built 1971 4,356 sqft lot Est $137k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +8.1/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SEE THIS ONE!!! The yard is completely fenced with a back portion that has a vinyl privacy fence enclosure flowing to the screened in Florida room.

Key facts

• New floors
• French door entry
• Updated bathrooms

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• NEW FLOORS
• NEW LIGHTING FIXTURES
• FRENCH DOOR ENTRY
• NEWER AIR CONDITIONING SYSTEM

Property features AI

Finance

• Other: Partially furnished; Homestead exemption applied; Total living area listed as 1,104 (public records); Building area listed as 1,956 (public records)
• HOA & community: No HOA/association; Community street lights

Exterior

• Parking: Covered parking; Driveway; Off-street parking; 2-car carport
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available; Water and sewer available and connected
• Home design: Residential mobile home (double wide); One story; Faces north
• Construction: Metal frame with metal siding; Membrane and metal roof; Slab foundation; Built as a double-wide mobile home
• Exterior features: Storage; Vinyl fencing; Paved public-maintained road access; Lot dimensions approximately 75 x 75

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Freezer; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air; Humidity control; Wall/window unit(s)
• Interior features: Ceiling fans; Blinds and drapes
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room; Washer and dryer included (appliances listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 5.4% in Hill 'n Dale — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Eastside Elementary School (math 37% / reading 32%, grade F, #1,709 of 2,144 statewide, top 81%, 737 students, 73% FRL); Hernando High School (math 42% / reading 42%, grade F, #275 of 667 statewide, top 42%, 1,299 students, 58% FRL).
• Market conditions: 185 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $933 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 330 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $135k implies a 190% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 330 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.35% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.28%
• DSCR: 1.86
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $136,896
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29226 Heckleman St	0.01mi	3/2.0	1,248 (+13%)	12mo	$155,000	$124	68

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $16,768
• Equity at exit: $20,129

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $64,269
• Equity at exit: $11,672

Cash invested: $37,800 (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 34602

• Home prices YoY: -21.1%
• Active inventory: 185
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,824 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $607

Break-even live

Break-even rent $1,055

Max offer price $135,000

Occupancy floor 62%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29238 Heckleman St Brooksville, FL	3.0	2.0	1488	$1,790	$1.20	24d	1	0.05mi
5194 Sailor Rd Brooksville, FL	3.0	2.0	1459	$2,200	$1.51	24d	1	1.14mi

Listing history 31 events

1. 2026-06-18
   days on market $135,000 Active 330 DOM
2. 2026-06-17
   days on market $135,000 Active 329 DOM
3. 2026-06-16
   days on market $135,000 Active 328 DOM
4. 2026-06-15
   days on market $135,000 Active 327 DOM
5. 2026-06-13
   days on market $135,000 Active 325 DOM
6. 2026-06-13
   days on market $135,000 Active 324 DOM
7. 2026-06-09
   days on market $135,000 Active 321 DOM
8. 2026-06-08
   days on market $135,000 Active 320 DOM
9. 2026-06-07
   days on market $135,000 Active 319 DOM
10. 2026-06-04
    days on market $135,000 Active 316 DOM
11. 2026-06-03
    days on market $135,000 Active 315 DOM
12. 2026-06-02
    days on market $135,000 Active 314 DOM
13. 2026-06-01
    days on market $135,000 Active 313 DOM
14. 2026-05-31
    days on market $135,000 Active 312 DOM
15. 2026-01-06
    price $135,000
16. 2025-08-04
    price $140,000
17. 2025-07-23
    listed $145,000 Active
18. 2019-04-26
    soldstatus $46,500 148-char remark

    Show marketing remark (146 chars)

    SEE THIS ONE!!!The yard is completely fenced with a back portion that has a vinyl privacy fence enclosure flowing to the screened in Florida room.

19. 2019-04-26
    soldstatus $46,500 146-char remark

    Show marketing remark (146 chars)

    SEE THIS ONE!!!The yard is completely fenced with a back portion that has a vinyl privacy fence enclosure flowing to the screened in Florida room.

20. 2019-04-26
    soldstatus $46,500

    Show marketing remark (146 chars)

    SEE THIS ONE!!!The yard is completely fenced with a back portion that has a vinyl privacy fence enclosure flowing to the screened in Florida room.

21. 2019-01-04
    listed $52,500 148-char remark

    Show marketing remark (146 chars)

    SEE THIS ONE!!!The yard is completely fenced with a back portion that has a vinyl privacy fence enclosure flowing to the screened in Florida room.

22. 2019-01-04
    listed $52,500 146-char remark

    Show marketing remark (146 chars)

    SEE THIS ONE!!!The yard is completely fenced with a back portion that has a vinyl privacy fence enclosure flowing to the screened in Florida room.

23. 2007-04-11
    soldstatus $49,000
24. 2007-04-11
    soldstatus $49,000
25. 2007-01-10
    listed $51,000
26. 2007-01-10
    listed $51,000
27. 2005-03-25
    soldstatus $42,500
28. 2005-03-25
    soldstatus $42,500
29. 2005-02-28
    listed $45,000
30. 2005-02-28
    listed $45,000
31. 1982-01-01
    soldstatus $20,000

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$290/yr (+$24/mo · 34.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $21,884
• − Mortgage interest: −$7,562
• − Property taxes: −$830
• − Insurance: −$675
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$3,927
• Taxable income: $5,388
• Est. tax owed @ 24.0%: −$1,293
• After-tax cash flow: $5,994/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 — Hill 'n Dale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,391

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 14% Black 11% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 90% English-only · Spanish 8%

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: ▼ -75.28%
• Current HPI: 282.3728
• 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

+575.0% since first listed

17 events — show timeline

• 2026-01-06 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-23 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-26 Sold (Public Records) $46,500 Public Records
• 2019-04-26 Sold (MLS) $46,500 St. Augustine and St. Johns County Board of REALTORS®
• 2019-04-26 Sold (MLS) $46,500 HCAR
• 2019-01-04 Listed $52,500 St. Augustine and St. Johns County Board of REALTORS®
• 2019-01-04 Listed $52,500 HCAR
• 2007-04-11 Sold (MLS) $49,000 HCAR
• 2007-04-11 Sold (MLS) $49,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-10 Listed $51,000 HCAR
• 2007-01-10 Listed $51,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-25 Sold (MLS) $42,500 Stellar MLS as Distributed by MLS Grid
• 2005-03-25 Sold (MLS) $42,500 HCAR
• 2005-02-28 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-28 Listed $45,000 HCAR
• 1982-01-01 Sold (Public Records) $20,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $830 · +0.4% YoY. Source: county tax records.