172 Estates Ave · North Brooksville, FL 34601

$140,000

2 bd · 2.0 ba · 868 sqft · Manufactured public records · 369 Days on market

Built 1983 0.49 ac lot Est $166k · 16% under

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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 +15.0/30.0
• ARV discount +14.5/15.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO HOA!!! NO LOT RENT!!! NO AGE RESTRICTIONS!!! Beautiful half acre (MOL) property in nice, quiet area just minutes from the historic downtown Brooksville. This 2/2 home has been taken well care of. The home has one full bath in the master with a walk in shower and another full bath which includes a bathtub! The second bathroom has an entry from the hallway and an entry from the second bedroom. Make your showing appointment today!!!!

Key facts

• 0.49 acre lot
• 2 parking spots
• Built 1983

Property features AI

Finance

• Other: Lot approximately 0.49 acres (100 x 140); Public maintained paved road; Living area about 868 square feet

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Septic tank sewer; Cable available; Electricity connected
• Home design: Manufactured home (residential); One story; Faces south; Entry level: One
• Construction: Metal siding; Metal roof; Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Awnings; Vinyl and wood fencing; City limits lot; Oversized lot; Paved access

Interior

• Kitchen: Convection oven; Cooktop; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Vaulted ceilings; Walk-in closet
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $44 ($523/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 $120k (14.3% below list).
• Recommended offer: $120k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.6% in North 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 65/100 on livability (#661 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, 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: 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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

• It's been on market 369 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $49k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $140k implies a 324% 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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,983 (14.3% below list)

Questions for the listing agent

1. It's been on market 369 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $165,788
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19488 Wildwood Dr	0.35mi	2/2.0	840 (-3%)	8mo	$175,000	$208	72
19962 Ruth St	0.42mi	2/2.0	840 (-3%)	10mo	$150,000	$179	67
19491 Oakdale Ave	0.40mi	2/1.0	784 (-10%)	7mo	$150,000	$191	56

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-23,232
• Equity at exit: $20,874

10-year hold

• IRR: -15.0%
• Equity multiple: 0.25×
• Total profit: $-29,541
• 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: 9.7×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$734
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $44

Break-even live

Break-even rent $1,145

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $123	-5% $83	+0% $44	+5% $4	+10% $-36
Rent	-10% $-51	-5% $-4	+0% $44	+5% $91	+10% $138
Rate	-1.0pp $114	-0.5pp $79	base $44	+0.5pp $7	+1.0pp $-30

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20004 Suncrest Dr Brooksville, FL	2.0	1.0	757	$1,095	$1.45	18d	1	0.45mi
7781 Crystal Brook Cir Brooksville, FL	2.0–3.0	2.0	1045	$1,463	$1.40	4d	8	0.67mi
965 Candlelight Blvd Brooksville, FL	1.0–2.0	1.0–2.0	720	$1,330	$1.85	1d	10	0.84mi
614 W Fort Dade Ave Brooksville, FL	1.0	1.0	1046	$925	$0.88	26d	1	0.91mi
925 Ponce de Leon Blvd Brooksville, FL	1.0–3.0	1.0–2.0	700	$1,136	$1.62	26d	5	0.96mi
460 Hale Ave Brooksville, FL	1.0–2.0	1.0	767	$1,225	$1.60	6d	2	1.15mi
20180 Barnett Rd Brooksville, FL	1.0–2.0	1.0–2.0	783	$999	$1.28	12d	1	1.45mi

Listing history 19 events

1. 2026-06-03
   days on market $140,000 Active 369 DOM
2. 2026-06-02
   days on market $140,000 Active 368 DOM
3. 2026-06-01
   days on market $140,000 Active 367 DOM
4. 2026-05-31
   days on market $140,000 Active 366 DOM
5. 2026-05-06
   price $140,000 437-char remark

   Show marketing remark (437 chars)

   NO HOA!!! NO LOT RENT!!! NO AGE RESTRICTIONS!!! Beautiful half acre (MOL) property in nice, quiet area just minutes from the historic downtown Brooksville. This 2/2 home has been taken well care of. The home has one full bath in the master with a walk in shower and another full bath which includes a bathtub! The second bathroom has an entry from the hallway and an entry from the second bedroom. Make your showing appointment today!!!!

6. 2026-05-06
   price $140,000

   Show marketing remark (437 chars)

   NO HOA!!! NO LOT RENT!!! NO AGE RESTRICTIONS!!! Beautiful half acre (MOL) property in nice, quiet area just minutes from the historic downtown Brooksville. This 2/2 home has been taken well care of. The home has one full bath in the master with a walk in shower and another full bath which includes a bathtub! The second bathroom has an entry from the hallway and an entry from the second bedroom. Make your showing appointment today!!!!

7. 2026-03-03
   price $165,000

   Show marketing remark (437 chars)

   NO HOA!!! NO LOT RENT!!! NO AGE RESTRICTIONS!!! Beautiful half acre (MOL) property in nice, quiet area just minutes from the historic downtown Brooksville. This 2/2 home has been taken well care of. The home has one full bath in the master with a walk in shower and another full bath which includes a bathtub! The second bathroom has an entry from the hallway and an entry from the second bedroom. Make your showing appointment today!!!!

8. 2026-03-03
   price $165,000 437-char remark

   Show marketing remark (437 chars)

   NO HOA!!! NO LOT RENT!!! NO AGE RESTRICTIONS!!! Beautiful half acre (MOL) property in nice, quiet area just minutes from the historic downtown Brooksville. This 2/2 home has been taken well care of. The home has one full bath in the master with a walk in shower and another full bath which includes a bathtub! The second bathroom has an entry from the hallway and an entry from the second bedroom. Make your showing appointment today!!!!

9. 2025-10-01
   price $179,000 437-char remark

   Show marketing remark (437 chars)

   NO HOA!!! NO LOT RENT!!! NO AGE RESTRICTIONS!!! Beautiful half acre (MOL) property in nice, quiet area just minutes from the historic downtown Brooksville. This 2/2 home has been taken well care of. The home has one full bath in the master with a walk in shower and another full bath which includes a bathtub! The second bathroom has an entry from the hallway and an entry from the second bedroom. Make your showing appointment today!!!!

10. 2025-10-01
    price $179,000

    Show marketing remark (437 chars)

    NO HOA!!! NO LOT RENT!!! NO AGE RESTRICTIONS!!! Beautiful half acre (MOL) property in nice, quiet area just minutes from the historic downtown Brooksville. This 2/2 home has been taken well care of. The home has one full bath in the master with a walk in shower and another full bath which includes a bathtub! The second bathroom has an entry from the hallway and an entry from the second bedroom. Make your showing appointment today!!!!

11. 2025-05-30
    listed $189,000 Active 437-char remark

    Show marketing remark (437 chars)

    NO HOA!!! NO LOT RENT!!! NO AGE RESTRICTIONS!!! Beautiful half acre (MOL) property in nice, quiet area just minutes from the historic downtown Brooksville. This 2/2 home has been taken well care of. The home has one full bath in the master with a walk in shower and another full bath which includes a bathtub! The second bathroom has an entry from the hallway and an entry from the second bedroom. Make your showing appointment today!!!!

12. 2025-05-30
    listed $189,000 Active

    Show marketing remark (437 chars)

    NO HOA!!! NO LOT RENT!!! NO AGE RESTRICTIONS!!! Beautiful half acre (MOL) property in nice, quiet area just minutes from the historic downtown Brooksville. This 2/2 home has been taken well care of. The home has one full bath in the master with a walk in shower and another full bath which includes a bathtub! The second bathroom has an entry from the hallway and an entry from the second bedroom. Make your showing appointment today!!!!

13. 2017-03-14
    soldstatus $33,000
14. 2017-03-14
    soldstatus $33,000
15. 2017-02-13
    listed $39,900
16. 2017-02-13
    listed $39,900
17. 2005-06-30
    soldstatus $53,000
18. 2005-06-30
    soldstatus $53,000
19. 2005-02-26
    listed $58,000

ⓘ 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: $1,342 · $112/mo
• Projected year-2 tax: $1,342 · $112/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 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: $14,398
• − Mortgage interest: −$7,842
• − Property taxes: −$1,342
• − Insurance: −$700
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,073
• Taxable loss: −$1,862
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $970/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 — North Brooksville

• Score: 65/100
• State rank: #661
• US rank: #13315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Brooksville, FL
• County: Hernando County · 169,677 people
• City population: 23,648
• 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

+141.4% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $140,000 HCAR
• 2026-05-06 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $165,000 HCAR
• 2025-10-01 Price Changed $179,000 HCAR
• 2025-10-01 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Listed $189,000 HCAR
• 2025-05-30 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-14 Sold (MLS) $33,000 St. Augustine and St. Johns County Board of REALTORS®
• 2017-03-14 Sold (MLS) $33,000 HCAR
• 2017-02-13 Listed $39,900 St. Augustine and St. Johns County Board of REALTORS®
• 2017-02-13 Listed $39,900 HCAR
• 2005-06-30 Sold (Public Records) $53,000 Public Records
• 2005-06-30 Sold (MLS) $53,000 HCAR
• 2005-02-26 Listed $58,000 HCAR

Property tax history

+17.2%/yr

Latest (2025): $1,342 · +6.0% YoY. Source: county tax records.