6144 Beechwood Dr · Ridge Manor, FL 33523

$199,999

2 bd · 2.0 ba · 1,564 sqft · SingleFamily public records · 12 Days on market

Built 1987 7,976 sqft lot Est $221k · 9% under $22/mo HOA · 1% of rent

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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 +28.5/30.0
• ARV discount +11.7/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.2/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

GOLF COURSE COMMUNITY, 3/2 Villa, end unit. This villa is spacious and offers 3 bedrooms, two baths, Florida room, screened Lanai, additional screen room and work shop attached. Seller is leaving this villa completely furnished including washer and dryer.

Key facts

• Beautiful patio
• Office space
• Tile flooring

Tags

• TILE FLOORING
• LUXURY VINYL FLOORING
• SLIDING BACK DOOR
• BEAUTIFUL PATIO
• OFFICE SPACE
• WELCOMING SIDEWALK

Property features AI

Finance

• Other: Home is homestead exempt; Irrigation equipment installed; Property type: Villa (Residential)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA; association dues $264 annually ($22/month); Association approval not required; Community has deed restrictions and street lights; Pets allowed with number limits

Exterior

• Parking: Covered assigned parking; Driveway; Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; BB/HS internet available; Sewer connected; Sprinkler meter; Underground utilities
• Home design: Residential villa; Single-story (One level); Home faces west; Completed condition
• Construction: Frame construction; Shingle roof; Slab foundation; Built as part of planned development
• Exterior features: Covered patio/porch; Deck; Patio; Porch; Screened porch; Rain gutters; Sidewalk; Sliding doors; Exterior storage

Interior

• Kitchen: Cooktop; Range; Dishwasher; Disposal; Refrigerator; Ice maker; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Split bedroom layout; Window treatments (blinds, rods, shades)
• Laundry & utility: Inside laundry; Laundry closet; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 10.2% vs local median 4.3% in Ridge Manor — 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 63/100 on livability (#736 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; 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: Eastside Elementary School (math 37% / reading 32%, grade F, #1,709 of 2,144 statewide, top 81%, 737 students, 73% FRL); Hernando High School (math 42% / reading 42%, grade F, #275 of 667 statewide, top 42%, 1,299 students, 58% FRL).
• Market conditions: 295 active listings in the ZIP; 3 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

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Hernando County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago 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.
• Current owner paid $109k; list at $200k implies a 84% 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; major 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 $199,999

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.22% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $220,524
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6126 Beechwood Dr	0.03mi	3/2.0 (+1)	1,564 (0%)	14mo	$220,000	$141	82
35118 Whispering Oaks Blvd	0.12mi	3/2.0 (+1)	1,564 (0%)	9mo	$220,000	$141	82
35062 Whispering Oaks Blvd	0.21mi	3/2.0 (+1)	1,564 (0%)	18mo	$203,000	$130	70
34507 Cedarfield Dr	0.13mi	2/2.0	1,790 (+14%)	2mo	$242,500	$135	68
5465 Chestnut Ridge Rd	0.31mi	3/2.0 (+1)	1,725 (+10%)	2mo	$310,000	$180	61
6010 Sundown Dr	0.35mi	3/2.0 (+1)	1,731 (+11%)	4mo	$332,500	$192	58
6103 Fairway Dr	0.64mi	3/2.0 (+1)	1,658 (+6%)	10mo	$337,500	$204	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.68×
• Total profit: $150,355
• Equity at exit: $180,175

10-year hold

• IRR: 29.8%
• Equity multiple: 8.32×
• Total profit: $410,106
• Equity at exit: $388,554

Cash invested: $56,000 (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 33523

• Home prices YoY: 3.8%
• Active inventory: 295
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,436 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$83
• HOA: −$22
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $651

Break-even live

Break-even rent $1,612

Max offer price $199,999

Occupancy floor 68%

Sensitivity live

Price	-10% $764	-5% $708	+0% $651	+5% $594	+10% $538
Rent	-10% $459	-5% $555	+0% $651	+5% $747	+10% $843
Rate	-1.0pp $752	-0.5pp $702	base $651	+0.5pp $599	+1.0pp $546

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34438 Cedarfield Dr Dade City, FL	3.0	2.0	1941	$2,025	$1.04	11d	1	0.34mi
5431 Tower St Dade City, FL	2.0	1.5	1188	$2,000	$1.68	18d	1	1.25mi
34807 Evergreen Way Unit 1571614P Ridge Manor, FL	3.0	1.0	1076	$4,669	$4.34	0d	1	1.25mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 10 events

1. 2026-06-17
   remarks 583-char remark
2. 2026-06-17
   status $199,999 Pending 12 DOM
3. 2026-06-16
   days on market $199,999 Active 12 DOM
4. 2026-06-15
   days on market $199,999 Active 11 DOM
5. 2026-06-13
   days on market $199,999 Active 9 DOM
6. 2026-06-13
   days on market $199,999 Active 8 DOM
7. 2026-06-09
   days on market $199,999 Active 5 DOM
8. 2026-06-08
   days on market $199,999 Active 4 DOM
9. 2026-06-07
   remarks 543-char remark
10. 2026-06-07
    listed $199,999 Active 3 DOM

ⓘ 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: $1,429 · $119/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$231/yr (+$19/mo · 16.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,228
• − Mortgage interest: −$11,203
• − Property taxes: −$1,429
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − HOA: −$264
• − Depreciation: −$5,818
• Taxable income: $4,838
• Est. tax owed @ 24.0%: −$1,161
• After-tax cash flow: $6,651/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 — Ridge Manor

• Score: 63/100
• State rank: #736
• US rank: #15912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridge Manor, FL
• Population (ZIP): 19,296

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 28% Black 10% Two or more races 10% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 5% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 75% English-only · Spanish 21% Other Indo-European 2% Chinese 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: ▲ 16.36%
• Current HPI: 448.7
• Rent YoY: —
• Metro: —
• 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

+176.2% since first listed

8 events — show timeline

• 2026-06-04 Listed $199,999 Stellar MLS as Distributed by MLS Grid
• 2018-05-29 Sold (Public Records) $108,900 Public Records
• 2018-05-18 Sold (MLS) $108,900 Stellar MLS as Distributed by MLS Grid
• 2018-03-01 Listed $108,900 Stellar MLS as Distributed by MLS Grid
• 2015-03-03 Sold (Public Records) $70,000 Public Records
• 2015-03-02 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-22 Listed $82,500 Stellar MLS as Distributed by MLS Grid
• 1987-09-01 Sold (Public Records) $72,400 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,429 · +0.8% YoY. Source: county tax records.