9096 Southern Charm Cir · Brookridge, FL 34613

$229,900

3 bd · 2.0 ba · 1,562 sqft · SingleFamily public records · 51 Days on market

Built 2007 4,070 sqft lot Est $245k · 6% under $11/mo HOA · 1% of rent

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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 +12.0/30.0
• ARV discount +10.3/15.0
• Schools +4.2/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come live the Spring Ridge lifestyle in this well maintained attached villa. The villa features 3 bedrooms, 2 bathrooms, open floor plan living areas, nice sized backyard, and a 2 car garage. The kitchen was designed with ample cabinet space, granite look countertops, and plenty of space for multiple chefs. The master suite is fashioned with enough room for a king, large walk-in closet, and stand up shower with dual seating. This gated community has resort style amenities such as: pool, clubhouse, fitness center, playground, and basketball court. Don’t miss the opportunity to make this villa yours. Call today to schedule your private showing.

Key facts

• Gated community
• Fitness center
• Clubhouse

Tags

• GATED COMMUNITY
• CLUBHOUSE
• RESORT-STYLE POOL
• FITNESS CENTER
• BASKETBALL COURTS
• PLAYGROUND

Property features AI

Finance

• Other: Unfurnished; Third-party listing contact available
• Financial info: CDD present; Lease restrictions apply
• HOA & community: HOA managed by Wise Property Management; Clubhouse and community pool; Deed-restricted community with park and sidewalks; Pets allowed; Association approval required; Annual association fee of $134 (about $11.17/month)

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story; Facing west
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built on a lot under 1/4 acre
• Exterior features: Patio; Outdoor lighting; Sidewalk; Vinyl fencing; Paved lot; Trees and landscaping

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Thermostat
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-53 ($-635/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (16.8% below list).
• Recommended offer: $191k (16.8% 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: 695 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 39% 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 $2k of loan paydown is wiped out by about $7k 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 ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 8→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,372 (16.8% 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 51 days. Have you received any prior offers? Is the seller open to a 17% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $245,234
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9048 Southern Charm Cir	0.04mi	3/2.0	1,567 (+0%)	11mo	$246,500	$157	88
14300 Coralbean Ct	0.13mi	3/2.0	1,600 (+2%)	4mo	$268,000	$168	87
8646 Pinetop Ridge Ln	0.24mi	3/2.0	1,446 (-7%)	0mo	$250,000	$173	76
8635 Pinetop Ridge Ln	0.24mi	3/2.0	1,676 (+7%)	1mo	$275,000	$164	76
8949 Southern Charm Cir	0.15mi	3/2.0	1,443 (-8%)	6mo	$282,500	$196	75
14335 Holly Hammock Ln	0.21mi	3/2.0	1,686 (+8%)	3mo	$237,500	$141	74
8532 Southern Charm Cir	0.28mi	3/2.0	1,724 (+10%)	2mo	$265,000	$154	68
8457 Southern Charm Cir	0.27mi	3/2.0	1,735 (+11%)	10mo	$290,000	$167	61
8480 Southern Charm Cir	0.25mi	3/2.0	1,738 (+11%)	12mo	$224,900	$129	60
14660 Rialto Ave	0.52mi	3/2.0	1,736 (+11%)	0mo	$230,000	$132	57
15693 Brookridge Blvd	0.66mi	2/2.0 (-1)	1,416 (-9%)	9mo	$187,000	$132	41
14090 Brookridge Blvd	0.68mi	2/2.0 (-1)	1,380 (-12%)	4mo	$200,000	$145	41

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-40,610
• Equity at exit: $34,279

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-39,644
• Equity at exit: $19,878

Cash invested: $64,372 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$252 /mo · $3,028/yr
• Insurance: −$96
• HOA: −$11
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-53

Break-even live

Break-even rent $1,981

Max offer price $220,553

Occupancy floor 98%

Sensitivity live

Price	-10% $77	-5% $12	+0% $-53	+5% $-118	+10% $-183
Rent	-10% $-204	-5% $-129	+0% $-53	+5% $23	+10% $98
Rate	-1.0pp $63	-0.5pp $6	base $-53	+0.5pp $-112	+1.0pp $-173

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	6d	1	0.19mi
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	26d	1	0.20mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	5d	1	0.21mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	26d	1	0.25mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	19d	1	0.31mi
8761 Fetterbush Ct Brooksville, FL	3.0	2.0	1730	$1,850	$1.07	26d	1	0.38mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	6d	1	0.71mi
9289 Scepter Ave Brooksville, FL	3.0	2.0	1512	$1,400	$0.93	6d	1	0.73mi
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	26d	1	1.02mi
13020 Sun Rd Brooksville, FL	2.0	2.0	1424	$1,700	$1.19	26d	1	1.40mi

HOA detail

• Monthly dues: $11 · $132/yr
• Likely covers: poolgymsecurity

Listing history 22 events

1. 2026-06-21
   days on market $229,900 Active 51 DOM
2. 2026-06-18
   days on market $229,900 Active 48 DOM
3. 2026-06-17
   days on market $229,900 Active 47 DOM
4. 2026-06-16
   days on market $229,900 Active 46 DOM
5. 2026-06-15
   days on market $229,900 Active 45 DOM
6. 2026-06-13
   days on market $229,900 Active 43 DOM
7. 2026-06-13
   pricedays on market $229,900 Active 42 DOM
8. 2026-06-09
   days on market $235,000 Active 39 DOM
9. 2026-06-08
   days on market $235,000 Active 38 DOM
10. 2026-06-07
    days on market $235,000 Active 37 DOM
11. 2026-06-04
    days on market $235,000 Active 34 DOM
12. 2026-06-03
    days on market $235,000 Active 33 DOM
13. 2026-06-02
    days on market $235,000 Active 32 DOM
14. 2026-06-01
    days on market $235,000 Active 31 DOM
15. 2026-05-31
    days on market $235,000 Active 30 DOM
16. 2026-05-15
    price $235,000
17. 2026-05-01
    listed $250,000 Active
18. 2026-03-26
    soldstatus $250,000
19. 2020-04-07
    soldstatus $150,500
20. 2020-04-03
    soldstatus $150,500 656-char remark

    Show marketing remark (656 chars)

    Come live the Spring Ridge lifestyle in this well maintained attached villa. The villa features 3 bedrooms, 2 bathrooms, open floor plan living areas, nice sized backyard, and a 2 car garage. The kitchen was designed with ample cabinet space, granite look countertops, and plenty of space for multiple chefs. The master suite is fashioned with enough room for a king, large walk-in closet, and stand up shower with dual seating. This gated community has resort style amenities such as: pool, clubhouse, fitness center, playground, and basketball court. Don’t miss the opportunity to make this villa yours. Call today to schedule your private showing.

21. 2020-01-24
    listed $159,900 656-char remark

    Show marketing remark (656 chars)

    Come live the Spring Ridge lifestyle in this well maintained attached villa. The villa features 3 bedrooms, 2 bathrooms, open floor plan living areas, nice sized backyard, and a 2 car garage. The kitchen was designed with ample cabinet space, granite look countertops, and plenty of space for multiple chefs. The master suite is fashioned with enough room for a king, large walk-in closet, and stand up shower with dual seating. This gated community has resort style amenities such as: pool, clubhouse, fitness center, playground, and basketball court. Don’t miss the opportunity to make this villa yours. Call today to schedule your private showing.

22. 2006-11-21
    soldstatus $682,300

ⓘ 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: $3,028 · $252/mo
• Projected year-2 tax: $3,028 · $252/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 8 d/yr ≥109°F today · 28 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: $22,965
• − Mortgage interest: −$12,878
• − Property taxes: −$3,028
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − HOA: −$132
• − Depreciation: −$6,688
• Taxable loss: −$4,585
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $466/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
• City population: 18,280
• 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

-65.6% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Sold (Public Records) $250,000 Public Records
• 2020-04-07 Sold (Public Records) $150,500 Public Records
• 2020-04-03 Sold (MLS) $150,500 Stellar MLS as Distributed by MLS Grid
• 2020-01-24 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2006-11-21 Sold (Public Records) $682,300 Public Records

Property tax history

+7.9%/yr

Latest (2025): $3,028 · -0.1% YoY. Source: county tax records.