18455 Shady Side Dr · South Brooksville, FL 34601

$125,000

2 bd · 1.0 ba · 690 sqft · SingleFamily public records · 4 Days on market

Built 1955 10,288 sqft lot Est $141k · 11% under

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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 +20.2/30.0
• ARV discount +12.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the lowest price homes near Brooksville city limits. Located just outside city limits, close to shopping and parks. Recently updated with newer roof.

Key facts

• Mature greenery
• Scenic countryside
• Rolling hills

Tags

• PRIVATE SETTING
• NO HOA
• MATURE GREENERY
• LUSH LANDSCAPES
• ROLLING HILLS
• SCENIC COUNTRYSIDE

Property features AI

Finance

• Other: Property type: Residential, single family; Lot approximately 0.24 acres; Living area reported as 690 square feet; Unfurnished; No CDD; Zoning: RES; Directions: From Tampa, take I-75 North to Exit 301 for FL-50 East toward Brooksville, continue and turn left onto US-41 North, then right onto Shady Side Drive, property will be on the right

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Septic tank; Electricity available
• Home design: Single-family residence; Single story; Faces south
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation with pillar/post/pier construction; Built on one level
• Exterior features: Covered side porch; Private mailbox; Paved road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Solid wood cabinets; Thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry hookups located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/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 $123k (1.9% below list).
• Recommended offer: $123k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 2.9% in South 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 67/100 on livability (#584 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools 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.
• Market conditions: Rents flat; 498 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $864 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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 $71k; list at $125k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,657 (1.9% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 0.98% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $140,760
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18399 Shady Side Dr	0.10mi	2/1.0	672 (-3%)	14mo	$57,000	$85	79
18452 Fort Dade Ave	0.05mi	2/1.0	624 (-10%)	8mo	$216,000	$346	75
18476 Fort Dade Ave	0.07mi	2/1.0	780 (+13%)	12mo	$159,000	$204	65
18411 Shady Side Dr	0.07mi	2/1.0	600 (-13%)	13mo	$40,000	$67	64

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 · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.61×
• Total profit: $-13,658
• Equity at exit: $18,638

10-year hold

• IRR: -6.1%
• Equity multiple: 0.65×
• Total profit: $-12,177
• Equity at exit: $10,808

Cash invested: $35,000 (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 34601

• Home prices YoY: -29.7%
• Rents YoY: 0.2%
• Active inventory: 498
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $157

Break-even live

Break-even rent $1,028

Max offer price $125,000

Occupancy floor 82%

Sensitivity live

Price	-10% $228	-5% $192	+0% $157	+5% $121	+10% $86
Rent	-10% $60	-5% $108	+0% $157	+5% $205	+10% $254
Rate	-1.0pp $220	-0.5pp $189	base $157	+0.5pp $124	+1.0pp $91

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
965 Candlelight Blvd Brooksville, FL	1.0–2.0	1.0–2.0	720	$1,330	$1.85	0d	10	1.22mi

Listing history 17 events

1. 2026-06-02
   status $125,000 Pending 4 DOM
2. 2026-06-01
   days on market $125,000 Active 4 DOM
3. 2026-05-31
   days on market $125,000 Active 3 DOM
4. 2026-05-28
   listed $125,000 Active
5. 2019-11-11
   historical
6. 2019-05-23
   soldstatus $70,600 156-char remark

   Show marketing remark (156 chars)

   One of the lowest price homes near Brooksville city limits. Located just outside city limits, close to shopping and parks. Recently updated with newer roof.

7. 2019-05-23
   soldstatus $70,600

   Show marketing remark (156 chars)

   One of the lowest price homes near Brooksville city limits. Located just outside city limits, close to shopping and parks. Recently updated with newer roof.

8. 2019-02-19
   listed $76,000 156-char remark

   Show marketing remark (156 chars)

   One of the lowest price homes near Brooksville city limits. Located just outside city limits, close to shopping and parks. Recently updated with newer roof.

9. 2019-02-19
   listed $76,000

   Show marketing remark (156 chars)

   One of the lowest price homes near Brooksville city limits. Located just outside city limits, close to shopping and parks. Recently updated with newer roof.

10. 2015-03-02
    listed $38,900
11. 2013-10-25
    soldstatus $14,300
12. 2013-10-25
    soldstatus $14,300
13. 2013-05-09
    listed $14,400
14. 2013-05-09
    listed $14,400
15. 2008-08-18
    soldstatus $80,000
16. 1988-01-01
    soldstatus $24,500
17. 1981-06-01
    soldstatus $22,500

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $14,719
• − Mortgage interest: −$7,002
• − Property taxes: −$1,256
• − Insurance: −$625
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,636
• Taxable loss: −$155
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $1,918/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 — South Brooksville

• Score: 67/100
• State rank: #584
• US rank: #11158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Brooksville, FL
• County: Hernando County · 169,677 people
• 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

+455.6% since first listed

14 events — show timeline

• 2026-05-28 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-11 Listing Removed — HCAR
• 2019-05-23 Sold (MLS) $70,600 St. Augustine and St. Johns County Board of REALTORS®
• 2019-05-23 Sold (MLS) $70,600 HCAR
• 2019-02-19 Listed $76,000 St. Augustine and St. Johns County Board of REALTORS®
• 2019-02-19 Listed $76,000 HCAR
• 2015-03-02 Listed $38,900 HCAR
• 2013-10-25 Sold (MLS) $14,300 St. Augustine and St. Johns County Board of REALTORS®
• 2013-10-25 Sold (MLS) $14,300 HCAR
• 2013-05-09 Listed $14,400 St. Augustine and St. Johns County Board of REALTORS®
• 2013-05-09 Listed $14,400 HCAR
• 2008-08-18 Sold (Public Records) $80,000 Public Records
• 1988-01-01 Sold (Public Records) $24,500 Public Records
• 1981-06-01 Sold (Public Records) $22,500 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,256 · -1.0% YoY. Source: county tax records.