15581 Brookridge Blvd · Brookridge, FL 34613

$188,000

2 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 43 Days on market

Built 1992 4,356 sqft lot Est $157k · 20% over $55/mo HOA · 4% of rent

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Why this score? — see what drove the F 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 +14.0/30.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully furnished, well maintained 1992 home in an active 55+ neighborhood. Zero lawn maintenance, roof over 2003, dry wall interior, wood laminate flooring and too many more upgrades to list. The community is close to medical facilities, restaurants, entertainment and shopping.

Key facts

• Walk-in closet
• Stainless appliances
• En-suite bath

Tags

• UPDATED KITCHEN
• STAINLESS APPLIANCES
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• EN-SUITE BATH
• WALK-IN CLOSET

Property features AI

Finance

• Other: Located in a senior community; Subdivision: Brookridge Comm Unit 4
• HOA & community: Homeowners association (monthly fee: $55); HOA amenities include clubhouse, fitness center, golf course, gated access, RV/boat storage, tennis courts, and pool; Association fee includes security

Exterior

• Parking: Attached carport (1 space); Additional covered parking; Off-street parking; RV access/parking
• Security: Community security; Gated with guard; Security gate
• Utilities: Public water; Public sewer; Electricity connected (220 volts available); Cable available; Natural gas not available
• Home design: Single-family residence; One story; Updated/remodeled; Residential zoning (R1-MH)
• Construction: Vinyl siding; Other roof; Built as single-family home
• Exterior features: Fenced backyard; Cleared lot; Private maintained road (asphalt); Gated community with guard; Security gate

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Open floorplan; Walk-in closet(s); Skylight(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $188k.

Deal economics

• At list price, monthly cash flow is $25 ($297/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 (18.5% below list).
• Recommended offer: $153k (18.5% below list) — sets the bar for 1% rule.

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: 691 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $6k 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 43 days — a 3% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 10 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.
• Current owner paid $85k; list at $188k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $153,169 (18.5% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 19% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $156,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9847 Scepter Ave	0.21mi	2/2.0	1,248 (+5%)	0mo	$154,000	$123	81
9847 Scepter Ave	0.21mi	2/2.0	1,248 (+5%)	0mo	$154,000	$123	81
14986 Rialto Ave	0.37mi	2/2.0	1,188 (0%)	2mo	$185,000	$156	81
15682 Brookridge Blvd	0.22mi	2/2.0	1,104 (-7%)	0mo	$144,000	$130	78
15712 Brookridge Blvd	0.29mi	2/2.0	1,246 (+5%)	2mo	$200,000	$161	76
14883 Rialto Ave	0.43mi	2/2.0	1,144 (-4%)	0mo	$148,000	$129	73
9259 Salvini Dr	0.45mi	2/2.0	1,152 (-3%)	1mo	$165,000	$143	73
8271 Modena Ave	0.49mi	2/2.0	1,265 (+6%)	0mo	$107,000	$85	66
9155 Fontaine Dr	0.61mi	2/2.0	1,296 (+9%)	2mo	$172,200	$133	55
8304 Weatherford Ave	0.63mi	2/2.0	1,056 (-11%)	1mo	$109,000	$103	51
8305 Weatherford Ave	0.66mi	2/2.0	1,314 (+11%)	1mo	$193,000	$147	51
9256 Salisbury Dr	0.60mi	2/2.0	1,344 (+13%)	2mo	$178,000	$132	48

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-28,935
• Equity at exit: $28,031

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-23,357
• Equity at exit: $16,255

Cash invested: $52,640 (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: 691
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$986
• Tax from tax record: −$66 /mo · $793/yr
• Insurance: −$78
• HOA: −$55
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $25

Break-even live

Break-even rent $1,500

Max offer price $188,000

Occupancy floor 93%

Sensitivity live

Price	-10% $131	-5% $78	+0% $25	+5% $-28	+10% $-82
Rent	-10% $-96	-5% $-36	+0% $25	+5% $85	+10% $146
Rate	-1.0pp $119	-0.5pp $73	base $25	+0.5pp $-24	+1.0pp $-74

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	5d	1	0.07mi
15466 Brookridge Blvd Brooksville, FL	2.0	2.0	828	$1,225	$1.48	24d	1	0.24mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	18d	1	0.54mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	4d	1	0.56mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	24d	1	0.56mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	22d	1	0.90mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	24d	1	1.20mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 37 events

1. 2026-06-18
   days on market $188,000 Active 43 DOM
2. 2026-06-17
   days on market $188,000 Active 42 DOM
3. 2026-06-16
   days on market $188,000 Active 41 DOM
4. 2026-06-15
   days on market $188,000 Active 40 DOM
5. 2026-06-13
   days on market $188,000 Active 38 DOM
6. 2026-06-13
   days on market $188,000 Active 37 DOM
7. 2026-06-09
   days on market $188,000 Active 34 DOM
8. 2026-06-08
   days on market $188,000 Active 33 DOM
9. 2026-06-07
   days on market $188,000 Active 32 DOM
10. 2026-06-04
    days on market $188,000 Active 29 DOM
11. 2026-06-03
    days on market $188,000 Active 28 DOM
12. 2026-06-02
    days on market $188,000 Active 27 DOM
13. 2026-06-01
    days on market $188,000 Active 26 DOM
14. 2026-05-31
    days on market $188,000 Active 25 DOM
15. 2026-05-05
    listed $188,000 Active
16. 2016-05-17
    soldstatus $85,000
17. 2016-05-12
    soldstatus $85,000 277-char remark

    Show marketing remark (277 chars)

    Fully furnished, well maintained 1992 home in an active 55+ neighborhood. Zero lawn maintenance, roof over 2003, dry wall interior, wood laminate flooring and too many more upgrades to list. The community is close to medical facilities, restaurants, entertainment and shopping.

18. 2016-05-12
    soldstatus $85,000 277-char remark

    Show marketing remark (277 chars)

    Fully furnished, well maintained 1992 home in an active 55+ neighborhood. Zero lawn maintenance, roof over 2003, dry wall interior, wood laminate flooring and too many more upgrades to list. The community is close to medical facilities, restaurants, entertainment and shopping.

19. 2016-01-27
    listed $88,500 277-char remark

    Show marketing remark (277 chars)

    Fully furnished, well maintained 1992 home in an active 55+ neighborhood. Zero lawn maintenance, roof over 2003, dry wall interior, wood laminate flooring and too many more upgrades to list. The community is close to medical facilities, restaurants, entertainment and shopping.

20. 2016-01-27
    listed $88,500 277-char remark

    Show marketing remark (277 chars)

    Fully furnished, well maintained 1992 home in an active 55+ neighborhood. Zero lawn maintenance, roof over 2003, dry wall interior, wood laminate flooring and too many more upgrades to list. The community is close to medical facilities, restaurants, entertainment and shopping.

21. 2015-03-10
    historical
22. 2015-01-15
    listed $89,900
23. 2010-06-15
    historical
24. 2010-03-26
    soldstatus $64,000
25. 2010-02-03
    listed $74,900
26. 2009-12-15
    listed $74,500
27. 2008-11-26
    soldstatus $90,000
28. 2008-11-25
    soldstatus $90,000
29. 2008-11-25
    soldstatus $90,000
30. 2008-05-13
    listed $95,000
31. 2008-05-13
    listed $95,000
32. 2004-10-08
    soldstatus $83,000
33. 2004-09-29
    soldstatus $83,000
34. 2004-07-10
    listed $89,500
35. 2003-09-23
    soldstatus $69,900
36. 2003-08-09
    listed $72,900
37. 2001-05-23
    soldstatus $49,000

ⓘ 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: $793 · $66/mo
• Projected year-2 tax: $1,560 · $130/mo
• Expected delta: +$768/yr (+$64/mo · 96.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,380
• − Mortgage interest: −$10,531
• − Property taxes: −$793
• − Insurance: −$940
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − HOA: −$660
• − Depreciation: −$5,469
• Taxable loss: −$2,953
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $1,006/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

+283.7% since first listed

23 events — show timeline

• 2026-05-05 Listed $188,000 HCAR
• 2016-05-17 Sold (Public Records) $85,000 Public Records
• 2016-05-12 Sold (MLS) $85,000 St. Augustine and St. Johns County Board of REALTORS®
• 2016-05-12 Sold (MLS) $85,000 HCAR
• 2016-01-27 Listed $88,500 St. Augustine and St. Johns County Board of REALTORS®
• 2016-01-27 Listed $88,500 HCAR
• 2015-03-10 Listing Removed — HCAR
• 2015-01-15 Listed $89,900 HCAR
• 2010-06-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-03-26 Sold (MLS) $64,000 HCAR
• 2010-02-03 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2009-12-15 Listed $74,500 HCAR
• 2008-11-26 Sold (Public Records) $90,000 Public Records
• 2008-11-25 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2008-11-25 Sold (MLS) $90,000 HCAR
• 2008-05-13 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2008-05-13 Listed $95,000 HCAR
• 2004-10-08 Sold (Public Records) $83,000 Public Records
• 2004-09-29 Sold (MLS) $83,000 HCAR
• 2004-07-10 Listed $89,500 HCAR
• 2003-09-23 Sold (Public Records) $69,900 Public Records
• 2003-08-09 Listed $72,900 HCAR
• 2001-05-23 Sold (Public Records) $49,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $793 · +1.3% YoY. Source: county tax records.