8010 Cedar Cove Ave · Brookridge, FL 34613

$190,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 28 Days on market

Built 1999 6,000 sqft lot Est $222k · 15% under $55/mo HOA · 3% of rent

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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 +20.4/30.0
• ARV discount +14.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• 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

beautiful palm harbor home near clubhouse and golf club house. ceramic tile lite and bright home ready to move in.

Key facts

• Community clubhouse
• Golf clubhouse
• Natural light

Tags

• GATED GOLF COMMUNITY
• COMMUNITY CLUBHOUSE
• GOLF CLUBHOUSE
• CERAMIC TILE FLOORING
• NATURAL LIGHT
• GATED ENTRANCE

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: HOA: George Roush; monthly fee $55 (association approval required); Senior community; Pets allowed (cats and dogs; number limit applies)

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water connected; Public sewer (sewer connected); Electricity connected; Cable available; Broadband / high-speed internet available
• Home design: Manufactured home (double wide); Residential property; One story; Facing west
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built on a 0.14-acre lot
• Exterior features: Private mailbox; Paved road access; Lot dimensions approximately 60 x 100

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Attic ventilator; Cathedral ceilings; Ceiling fans; Eat-in kitchen; Living room / dining room combo; Open floorplan; Split bedroom layout; Walk-in closet(s); Skylight(s)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room; Outside access to laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (2.9% below list).
• Recommended offer: $184k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 6.3% in Brookridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Central High School (math 34% / reading 44%, grade F, #312 of 667 statewide, top 48%, 1,426 students, 53% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 691 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).
• This rent runs 38% 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 28 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $112k; list at $190k implies a 70% 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; moderate 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 $184,482 (2.9% below list)

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: 0.97% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $222,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7408 Morelli Ave	0.33mi	3/2.0	1,485 (-2%)	3mo	$192,500	$130	79
14383 Dehaven Ave	0.44mi	3/2.0	1,493 (-1%)	1mo	$189,000	$127	77
7440 Dinsmore St	0.22mi	3/2.0	1,672 (+11%)	2mo	$270,000	$161	71
14279 Midmoor Blvd	0.56mi	2/2.0 (-1)	1,512 (0%)	3mo	$250,000	$165	66
14221 Midmoor Blvd	0.58mi	2/2.0 (-1)	1,550 (+2%)	1mo	$198,000	$128	63
14563 Brookridge Blvd	0.39mi	3/2.0	1,344 (-11%)	2mo	$224,000	$167	62
7472 Moriah Ave	0.21mi	2/2.0 (-1)	1,288 (-15%)	1mo	$158,000	$123	60
8305 Weatherford Ave	0.28mi	2/2.0 (-1)	1,314 (-13%)	1mo	$193,000	$147	59
14232 Rialto Ave	0.61mi	2/2.0 (-1)	1,448 (-4%)	3mo	$164,000	$113	57
8427 Weatherford Ave	0.49mi	3/2.0	1,671 (+10%)	3mo	$163,500	$98	57
14281 Brookridge Blvd	0.53mi	2/2.0 (-1)	1,680 (+11%)	3mo	$250,000	$149	50
8399 Fleetway Ave	0.73mi	2/2.0 (-1)	1,431 (-5%)	3mo	$215,000	$150	49

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-15,097
• Equity at exit: $28,330

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $6,961
• Equity at exit: $16,428

Cash invested: $53,200 (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: 691
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$996
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$79
• HOA: −$55
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $247

Break-even live

Break-even rent $1,532

Max offer price $190,000

Occupancy floor 82%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14697 Brookridge Blvd Brooksville, FL	2.0	2.0	1056	$1,350	$1.28	24d	1	0.29mi
8407 Weatherford Ave Brooksville, FL	2.0	2.0	1104	$1,500	$1.36	17d	1	0.49mi
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	24d	1	0.60mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	4d	1	0.72mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	3d	1	0.91mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	24d	1	0.95mi
14360 Barley Grass Rd Spring Hill, FL	3.0–5.0	2.0–3.0	1975	$2,195	$1.11	1d	19	0.96mi
9919 Scepter Ave Brooksville, FL	3.0	2.0	1188	$1,250	$1.05	4d	1	1.02mi
8761 Fetterbush Ct Brooksville, FL	3.0	2.0	1730	$1,850	$1.07	24d	1	1.09mi
7028 Covewood Dr Spring Hill, FL	3.0	2.0	1969	$2,019	$1.03	4d	1	1.43mi
9289 Scepter Ave Brooksville, FL	3.0	2.0	1512	$1,400	$0.93	4d	1	1.45mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 19 events

1. 2026-06-18
   days on market $190,000 Active 28 DOM
2. 2026-06-17
   days on market $190,000 Active 27 DOM
3. 2026-06-16
   days on market $190,000 Active 26 DOM
4. 2026-06-15
   days on market $190,000 Active 25 DOM
5. 2026-06-13
   days on market $190,000 Active 23 DOM
6. 2026-06-13
   days on market $190,000 Active 22 DOM
7. 2026-06-09
   days on market $190,000 Active 19 DOM
8. 2026-06-08
   days on market $190,000 Active 18 DOM
9. 2026-06-07
   days on market $190,000 Active 17 DOM
10. 2026-06-04
    days on market $190,000 Active 14 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    days on market $190,000 Active 13 DOM
13. 2026-06-02
    days on market $190,000 Active 12 DOM
14. 2026-06-01
    days on market $190,000 Active 11 DOM
15. 2026-05-31
    days on market $190,000 Active 10 DOM
16. 2026-05-21
    listed $190,000 Active
17. 2005-02-09
    soldstatus $112,000
18. 2005-02-03
    soldstatus $112,000 114-char remark

    Show marketing remark (114 chars)

    beautiful palm harbor home near clubhouse and golf club house. ceramic tile lite and bright home ready to move in.

19. 2004-09-28
    listed $115,000 114-char remark

    Show marketing remark (114 chars)

    beautiful palm harbor home near clubhouse and golf club house. ceramic tile lite and bright home ready to move in.

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$618/yr (+$51/mo · 64.4%)

ⓘ 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 5/10 Major
• 🌡 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: $22,138
• − Mortgage interest: −$10,643
• − Property taxes: −$959
• − Insurance: −$950
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − HOA: −$660
• − Depreciation: −$5,527
• Taxable loss: −$144
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $2,998/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

+65.2% since first listed

4 events — show timeline

• 2026-05-21 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-09 Sold (Public Records) $112,000 Public Records
• 2005-02-03 Sold (MLS) $112,000 HCAR
• 2004-09-28 Listed $115,000 HCAR

Property tax history

+3.0%/yr

Latest (2025): $959 · -0.5% YoY. Source: county tax records.