3085 Westland Rd · Brooksville, FL 34601

$43,000

3 bd · 1.0 ba · 1,040 sqft · Other · 3 Days on market

Built 1996

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Beautiful and updated 3 bedroom, 2 bathroom doublewide in the age-qualified and amenity rich Clover Leaf Farms community. This renovated 1996 home offers an open-concept living, dining, and kitchen layout and features include brand new LVP flooring, new kitchen appliances, new recessed lighting. The home is centrally heated & amp; cooled and no rear neighbors make for a private feeling back yard. The home also features a spacious attached shed with washer and dryer included and plenty of storage. Clover Leaf farms is a pet-friendly age qualified community, but residents aged 40 and over are accepted. Community amenities include clubhouses, pools, fitness and recreation options, shuffleb

Key facts

• Built 1996
• Listed 2 days

Tags

• BRAND NEW LVP FLOORING
• NEW KITCHEN APPLIANCES
• NEW RECESSED LIGHTING
• CENTRALLY HEATED AND COOLED
• PRIVATE FEELING BACK YARD
• SPACIOUS ATTACHED SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $43k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $43k).
• Cap rate 31.5% 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: schools C-, crime 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.
• Market conditions: Rents flat; 498 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 30% of the median local income ($60k/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 $297 of loan paydown is wiped out by about $1k 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 + 0.2% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.53% ✓
• Cap rate: 31.47%
• Cash-on-cash: 89.90%
• DSCR: 5.00
• GRM: 2.4

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: 40.0%
• Equity multiple: 2.61×
• Total profit: $19,427
• Equity at exit: $6,411

10-year hold

• IRR: 44.3%
• Equity multiple: 4.40×
• Total profit: $40,876
• Equity at exit: $3,718

Cash invested: $12,040 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $645/yr
• Insurance: −$18
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $475

Break-even live

Break-even rent $916

Max offer price $43,000

Occupancy floor 64%

Sensitivity live

Price	-10% $505	-5% $490	+0% $475	+5% $461	+10% $446
Rent	-10% $356	-5% $416	+0% $475	+5% $535	+10% $595
Rate	-1.0pp $497	-0.5pp $486	base $475	+0.5pp $464	+1.0pp $453

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5620 Woodford St Brooksville, FL	3.0	2.0	1356	$1,599	$1.18	25d	1	0.38mi
5364 Bahia Way Brooksville, FL	2.0	2.0	1460	$1,599	$1.10	25d	1	0.51mi
208 Oakwood Dr Brooksville, FL	3.0	1.5	1108	$1,450	$1.31	21d	1	0.62mi
87 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,295	$1.70	6d	1	0.83mi
131 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,395	$1.83	6d	1	0.84mi
105 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,395	$1.83	6d	1	0.85mi
109 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,299	$1.71	18d	1	0.85mi
113 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,395	$1.83	18d	1	0.86mi
181 Dryden Pl Brooksville, FL	1.0–2.0	1.0	714	$1,395	$1.95	13d	4	0.87mi
199 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,395	$1.83	6d	1	0.89mi
21520 Campbell Dr Unit 21520 Brooksville, FL	2.0	1.0	800	$1,350	$1.69	0d	1	1.25mi
21514 Campbell Dr Unit 21514 Brooksville, FL	2.0	1.0	800	$1,350	$1.69	0d	1	1.26mi
1565 Oakhurst Dr Brooksville, FL	3.0	2.0	1184	$1,995	$1.68	25d	1	1.41mi
1565 Oakhurst Dr Brooksville, FL	3.0	2.0	1184	$1,995	$1.68	18d	1	1.41mi
21377 Campbell Dr Brooksville, FL	3.0	1.0	1240	$1,600	$1.29	25d	1	1.42mi

Listing history 4 events

1. 2026-06-04
   days on market $43,000 Active 3 DOM
2. 2026-06-03
   days on market $43,000 Active 2 DOM
3. 2026-06-02
   remarks 695-char remark
4. 2026-06-02
   listed $43,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,216
• − Mortgage interest: −$2,409
• − Property taxes: −$645
• − Insurance: −$5,334
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$1,251
• Taxable income: $5,663
• Est. tax owed @ 24.0%: −$1,359
• After-tax cash flow: $4,347/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: 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

1 event — show timeline

• 2026-06-02 Listed $43,000 FSBO.com