7496 Morelli Ave · Brookridge, FL 34613

$195,195

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 445 Days on market

Built 2019 6,000 sqft lot Est $182k · 7% over $50/mo HOA · 3% of rent

---

Why this score? — see what drove the D- 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 +12.2/30.0
• 1% rule +4.2/10.0
• ARV discount +4.2/15.0
• Schools +4.2/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED, MOTOVATED MOTVATED, EXTRA LARGE PRICE DROP!SELLER SAID BRING ALL OFFERS ! If you're thinking of putting a new home in please look at this beautiful 3-2 2 split plan with cathedral ceilings wallboard throughout extra large master bedroom Lite-Brite never lived in on a beautiful lot across from a no-build 7 Acres, brand new appliances partly furnished you cannot put this home in for the price that the seller is asking! Motivated seller bring all offers and come down Joy the Florida living in a 55 and older community

Key facts

• 6,000 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Private maintained, paved/asphalt roads and private road frontage; Zoning: Residential (RM); Lot size approximately 0.14 acres; Subdivision: Brookridge Comm Unit 6
• Financial info: No investor or income/expense details provided
• HOA & community: Homeowners association (monthly fee); Association fee approximately $50 per month; Association amenities include clubhouse, fitness center, gated entry, RV/boat storage, shuffleboard, tennis courts, pool, and security; Gated community; Senior community

Exterior

• Parking: Carport with 2 spaces
• Security: Community security (association-provided)
• Utilities: Public water; Public sewer; Underground electric; Cable available; Electricity available; Water available
• Home design: Manufactured home; Single-level (one story); Residential property; Has a view; Current use: Recreational
• Construction: Vinyl siding
• Exterior features: Shingle roof; Shed(s); Other exterior features

Interior

• Kitchen: Electric oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: No room-level details provided
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Ceiling fans; Open floor plan; Pantry; Vaulted ceilings; Walk-in closet(s); Furnished
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $-39 ($-465/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (8.4% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.

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: 695 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 445 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y ago; this cycle's ask has dropped $34k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $123k; list at $195k implies a 59% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,771 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 445 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $182,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7444 Moriah Ave	0.18mi	3/2.0	1,344 (-4%)	3mo	$135,000	$100	82
7408 Morelli Ave	0.15mi	3/2.0	1,485 (+6%)	3mo	$192,500	$130	81
14563 Brookridge Blvd	0.27mi	3/2.0	1,344 (-4%)	2mo	$224,000	$167	79
7472 Moriah Ave	0.14mi	2/2.0 (-1)	1,288 (-8%)	1mo	$158,000	$123	74
14383 Dehaven Ave	0.50mi	3/2.0	1,493 (+7%)	1mo	$189,000	$127	65
8305 Weatherford Ave	0.41mi	2/2.0 (-1)	1,314 (-6%)	1mo	$193,000	$147	65
7464 Dinsmore St	0.28mi	2/2.0 (-1)	1,200 (-14%)	2mo	$175,000	$146	57
14232 Rialto Ave	0.71mi	2/2.0 (-1)	1,448 (+3%)	3mo	$164,000	$113	54
8271 Modena Ave	0.58mi	2/2.0 (-1)	1,265 (-10%)	0mo	$107,000	$85	52
14279 Midmoor Blvd	0.71mi	2/2.0 (-1)	1,512 (+8%)	3mo	$250,000	$165	46
14386 Starcross St	0.47mi	2/2.0 (-1)	1,192 (-15%)	4mo	$163,000	$137	46
14221 Midmoor Blvd	0.69mi	2/2.0 (-1)	1,550 (+11%)	1mo	$198,000	$128	44

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-34,007
• Equity at exit: $29,104

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-32,423
• Equity at exit: $16,877

Cash invested: $54,655 (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: 695
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$1,024
• Tax from tax record: −$297 /mo · $3,559/yr
• Insurance: −$81
• HOA: −$50
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-39

Break-even live

Break-even rent $1,837

Max offer price $188,354

Occupancy floor 97%

Sensitivity live

Price	-10% $72	-5% $17	+0% $-39	+5% $-94	+10% $-149
Rent	-10% $-180	-5% $-109	+0% $-39	+5% $32	+10% $103
Rate	-1.0pp $60	-0.5pp $11	base $-39	+0.5pp $-89	+1.0pp $-141

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: $48,799
• Closing costs: $5,856
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	26d	1	0.35mi
14342 Starcross St Brooksville, FL	2.0	1.0	900	$1,025	$1.14	23d	1	0.40mi
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	26d	1	0.59mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	19d	1	0.59mi
7124 Barclay Ave Unit A Spring Hill, FL	2.0	2.0	927	$1,500	$1.62	26d	1	0.64mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	6d	1	0.70mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	5d	1	0.96mi
14360 Barley Grass Rd Spring Hill, FL	3.0–5.0	2.0–3.0	1975	$2,195	$1.11	3d	19	0.98mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	26d	1	1.00mi
8761 Fetterbush Ct Brooksville, FL	3.0	2.0	1730	$1,850	$1.07	26d	1	1.14mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	6d	1	1.17mi
14373 Irving St Unit B Brooksville, FL	2.0	1.0	900	$1,750	$1.94	1d	1	1.19mi
13109 Lola Dr Spring Hill, FL	2.0	2.0	1483	$4,900	$3.30	26d	1	1.32mi
6372 Gainsboro Ave Spring Hill, FL	3.0	2.0	1535	$1,889	$1.23	0d	1	1.35mi
13186 Thrush St Spring Hill, FL	3.0	2.0	1114	$1,950	$1.75	26d	1	1.42mi
9289 Scepter Ave Brooksville, FL	3.0	2.0	1512	$1,400	$0.93	6d	1	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 45 events

1. 2026-06-21
   days on market $195,195 Active 445 DOM
2. 2026-06-18
   days on market $195,195 Active 442 DOM
3. 2026-06-17
   days on market $195,195 Active 441 DOM
4. 2026-06-16
   days on market $195,195 Active 440 DOM
5. 2026-06-15
   days on market $195,195 Active 439 DOM
6. 2026-06-13
   days on market $195,195 Active 437 DOM
7. 2026-06-13
   days on market $195,195 Active 436 DOM
8. 2026-06-09
   days on market $195,195 Active 433 DOM
9. 2026-06-08
   days on market $195,195 Active 432 DOM
10. 2026-06-07
    days on market $195,195 Active 431 DOM
11. 2026-06-04
    days on market $195,195 Active 428 DOM
12. 2026-06-03
    days on market $195,195 Active 427 DOM
13. 2026-06-02
    days on market $195,195 Active 426 DOM
14. 2026-06-01
    days on market $195,195 Active 425 DOM
15. 2026-05-31
    days on market $195,195 Active 424 DOM
16. 2026-02-03
    price $195,195
17. 2025-10-03
    status Active
18. 2025-10-03
    price $222,222
19. 2025-10-01
    historical
20. 2025-03-31
    listed $229,229 Active
21. 2020-02-24
    soldstatus $123,000
22. 2020-02-12
    soldstatus $123,000 530-char remark

    Show marketing remark (530 chars)

    MOTIVATED, MOTOVATED MOTVATED, EXTRA LARGE PRICE DROP!SELLER SAID BRING ALL OFFERS ! If you're thinking of putting a new home in please look at this beautiful 3-2 2 split plan with cathedral ceilings wallboard throughout extra large master bedroom Lite-Brite never lived in on a beautiful lot across from a no-build 7 Acres, brand new appliances partly furnished you cannot put this home in for the price that the seller is asking! Motivated seller bring all offers and come down Joy the Florida living in a 55 and older community

23. 2020-02-12
    soldstatus $123,000 530-char remark

    Show marketing remark (530 chars)

    MOTIVATED, MOTOVATED MOTVATED, EXTRA LARGE PRICE DROP!SELLER SAID BRING ALL OFFERS ! If you're thinking of putting a new home in please look at this beautiful 3-2 2 split plan with cathedral ceilings wallboard throughout extra large master bedroom Lite-Brite never lived in on a beautiful lot across from a no-build 7 Acres, brand new appliances partly furnished you cannot put this home in for the price that the seller is asking! Motivated seller bring all offers and come down Joy the Florida living in a 55 and older community

24. 2019-11-11
    historical
25. 2019-11-11
    historical
26. 2019-11-11
    historical
27. 2019-05-01
    listed $128,555 530-char remark

    Show marketing remark (530 chars)

    MOTIVATED, MOTOVATED MOTVATED, EXTRA LARGE PRICE DROP!SELLER SAID BRING ALL OFFERS ! If you're thinking of putting a new home in please look at this beautiful 3-2 2 split plan with cathedral ceilings wallboard throughout extra large master bedroom Lite-Brite never lived in on a beautiful lot across from a no-build 7 Acres, brand new appliances partly furnished you cannot put this home in for the price that the seller is asking! Motivated seller bring all offers and come down Joy the Florida living in a 55 and older community

28. 2019-05-01
    listed $128,555 530-char remark

    Show marketing remark (530 chars)

    MOTIVATED, MOTOVATED MOTVATED, EXTRA LARGE PRICE DROP!SELLER SAID BRING ALL OFFERS ! If you're thinking of putting a new home in please look at this beautiful 3-2 2 split plan with cathedral ceilings wallboard throughout extra large master bedroom Lite-Brite never lived in on a beautiful lot across from a no-build 7 Acres, brand new appliances partly furnished you cannot put this home in for the price that the seller is asking! Motivated seller bring all offers and come down Joy the Florida living in a 55 and older community

29. 2019-04-30
    historical
30. 2019-04-30
    historical
31. 2019-02-18
    listed $139,900
32. 2019-02-18
    listed $139,900
33. 2018-08-22
    soldstatus $5,000
34. 2018-07-08
    historical
35. 2017-01-09
    listed $5,700
36. 2017-01-09
    listed $5,700
37. 2016-02-06
    listed $9,950
38. 2015-04-15
    listed $7,500
39. 2012-12-11
    historical
40. 2007-08-30
    listed $9,500
41. 2005-04-06
    soldstatus $15,000
42. 2005-04-04
    soldstatus $15,000
43. 2005-02-03
    listed $17,900
44. 1988-06-01
    soldstatus $8,000
45. 1982-04-01
    soldstatus $7,000

ⓘ 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: $3,559 · $297/mo
• Projected year-2 tax: $3,559 · $297/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,460
• − Mortgage interest: −$10,934
• − Property taxes: −$3,559
• − Insurance: −$976
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − HOA: −$600
• − Depreciation: −$5,678
• Taxable loss: −$3,721
• Est. tax savings @ 24.0%: +$893
• After-tax cash flow: $428/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

+2688.5% since first listed

30 events — show timeline

• 2026-02-03 Price Changed $195,195 HCAR
• 2025-10-03 Relisted — HCAR
• 2025-10-03 Price Changed $222,222 HCAR
• 2025-10-01 Listing Removed — HCAR
• 2025-03-31 Listed $229,229 HCAR
• 2020-02-24 Sold (Public Records) $123,000 Public Records
• 2020-02-12 Sold (MLS) $123,000 St. Augustine and St. Johns County Board of REALTORS®
• 2020-02-12 Sold (MLS) $123,000 HCAR
• 2019-11-11 Listing Removed — HCAR
• 2019-11-11 Listing Removed — HCAR
• 2019-11-11 Listing Removed — HCAR
• 2019-05-01 Listed $128,555 St. Augustine and St. Johns County Board of REALTORS®
• 2019-05-01 Listed $128,555 HCAR
• 2019-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-04-30 Listing Removed — HCAR
• 2019-02-18 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2019-02-18 Listed $139,900 HCAR
• 2018-08-22 Sold (Public Records) $5,000 Public Records
• 2018-07-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-01-09 Listed $5,700 Stellar MLS as Distributed by MLS Grid
• 2017-01-09 Listed $5,700 HCAR
• 2016-02-06 Listed $9,950 HCAR
• 2015-04-15 Listed $7,500 HCAR
• 2012-12-11 Listing Removed — HCAR
• 2007-08-30 Listed $9,500 HCAR
• 2005-04-06 Sold (MLS) $15,000 HCAR
• 2005-04-04 Sold (Public Records) $15,000 Public Records
• 2005-02-03 Listed $17,900 HCAR
• 1988-06-01 Sold (Public Records) $8,000 Public Records
• 1982-04-01 Sold (Public Records) $7,000 Public Records

Property tax history

+31.6%/yr

Latest (2025): $3,559 · +2.9% YoY. Source: county tax records.