7256 Windy Way · Brooksville, FL 34601

$130,000

2 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 51 Days on market

Built 1970 7,604 sqft 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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• 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 MLS

1970 MOBILE HOME LOCATED IN A SHORT DISTANCE TO SHOPPING, DINING AND OUTDOOR ACTIVITIES. COMPLEYELY FURNISHED IN EXCELLENT CONDITION.

Key facts

• Completely furnished
• Excellent condition
• 7,604 sq ft lot

Tags

• SHORT DISTANCE TO SHOPPING
• SHORT DISTANCE TO DINING
• COMPLETELY FURNISHED
• EXCELLENT CONDITION

Property features AI

Finance

• Other: Furnished; Homesteaded property

Exterior

• Parking: Carport with 1 space
• Utilities: No water source specified; Public sewer; Cable connected
• Home design: Residential double-wide mobile home; Single-story (one level); Front faces north
• Construction: Metal siding; Shingle roof; Other foundation
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Moton Elementary School (math 46% / reading 39%, grade F, #1,383 of 2,144 statewide, top 65%, 679 students, 79% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $899 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 51 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.57×
• Total profit: $-15,670
• Equity at exit: $19,383

10-year hold

• IRR: -8.0%
• Equity multiple: 0.56×
• Total profit: $-15,984
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$682
• Tax from tax record: −$158 /mo · $1,892/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $141

Break-even live

Break-even rent $1,131

Max offer price $130,000

Occupancy floor 84%

Sensitivity live

Price	-10% $215	-5% $178	+0% $141	+5% $104	+10% $67
Rent	-10% $38	-5% $89	+0% $141	+5% $193	+10% $244
Rate	-1.0pp $206	-0.5pp $174	base $141	+0.5pp $107	+1.0pp $73

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20180 Barnett Rd Brooksville, FL	1.0–2.0	1.0–2.0	783	$999	$1.28	11d	1	0.16mi
1276 Sabra Dr Brooksville, FL	3.0	2.0	1428	$1,850	$1.30	19d	1	0.37mi
965 Candlelight Blvd Brooksville, FL	1.0–2.0	1.0–2.0	720	$1,330	$1.85	0d	10	0.65mi
932 Freedom Way Brooksville, FL	1.0–3.0	1.0–2.0	917	$1,266	$1.38	25d	1	0.71mi
7158 Sunnyside Dr Brooksville, FL	3.0	2.0	1381	$1,800	$1.30	18d	1	0.79mi
203 D St Brooksville, FL	3.0	1.0	748	$1,600	$2.14	25d	1	0.79mi
460 Hale Ave Brooksville, FL	1.0–2.0	1.0	767	$1,225	$1.60	6d	2	1.07mi
7781 Crystal Brook Cir Brooksville, FL	2.0–3.0	2.0	1045	$1,463	$1.40	4d	8	1.19mi
614 W Fort Dade Ave Brooksville, FL	1.0	1.0	1046	$925	$0.88	25d	1	1.46mi

Listing history 17 events

1. 2026-06-21
   days on market $130,000 Active 51 DOM
2. 2026-06-18
   days on market $130,000 Active 48 DOM
3. 2026-06-17
   days on market $130,000 Active 47 DOM
4. 2026-06-16
   days on market $130,000 Active 46 DOM
5. 2026-06-15
   days on market $130,000 Active 45 DOM
6. 2026-06-13
   days on market $130,000 Active 43 DOM
7. 2026-06-13
   days on market $130,000 Active 42 DOM
8. 2026-06-09
   days on market $130,000 Active 39 DOM
9. 2026-06-08
   days on market $130,000 Active 38 DOM
10. 2026-06-07
    days on market $130,000 Active 37 DOM
11. 2026-06-04
    days on market $130,000 Active 34 DOM
12. 2026-06-03
    days on market $130,000 Active 33 DOM
13. 2026-06-02
    days on market $130,000 Active 32 DOM
14. 2026-06-01
    days on market $130,000 Active 31 DOM
15. 2026-05-31
    days on market $130,000 Active 30 DOM
16. 2026-05-01
    listed $130,000 Active 133-char remark

    Show marketing remark (133 chars)

    1970 MOBILE HOME LOCATED IN A SHORT DISTANCE TO SHOPPING, DINING AND OUTDOOR ACTIVITIES. COMPLEYELY FURNISHED IN EXCELLENT CONDITION.

17. 2026-05-01
    listed $130,000 Active

    Show marketing remark (133 chars)

    1970 MOBILE HOME LOCATED IN A SHORT DISTANCE TO SHOPPING, DINING AND OUTDOOR ACTIVITIES. COMPLEYELY FURNISHED IN EXCELLENT CONDITION.

ⓘ 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: $1,892 · $158/mo
• Projected year-2 tax: $1,892 · $158/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $15,715
• − Mortgage interest: −$7,282
• − Property taxes: −$1,892
• − Insurance: −$650
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$3,782
• Taxable loss: −$405
• Est. tax savings @ 24.0%: +$97
• After-tax cash flow: $1,789/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

+0.0% since first listed

2 events — show timeline

• 2026-05-01 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $130,000 HCAR

Property tax history

+8.5%/yr

Latest (2025): $1,892 · +16.1% YoY. Source: county tax records.