111 E Early St · Brooksville, FL 34601

$109,500

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 363 Days on market

Built 1934 6,500 sqft lot

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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 MLS

Handyman special. Rehabbers delight. Come flip this house. You've seen the shows, now put your genius to work. This could be a real charmer. .or generate cash flow. Cute bungalow with lots of potential. Home needs TLC. Great income opportunity. 2 bed 1 bath, formal dining room, living room and utility room for washer/dryer off kitchen.

Key facts

• Historic brooksville
• Centrally located
• High ceilings

Tags

• HISTORIC BROOKSVILLE
• DOWNTOWN SHOPS
• RENTAL INCOME
• LUXURY VINYL PLANK FLOORING
• HIGH CEILINGS
• CENTRALLY LOCATED

Property features AI

Finance

• Other: Residential zoning (SF); Living area reported as 1,248 square feet
• HOA & community: No HOA/association

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Single-family residence; One story; Faces south; Entry level: One
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Built on approximately 0.15 acres (65 x 100 lot)
• Exterior features: Private mailbox; Chain link fencing; Concrete road access

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Ceiling fans; High ceilings; Blinds on windows; Family room fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 0.6% 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; 492 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $757 of loan paydown is wiped out by about $3k 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 363 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $70k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $235,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 School St	0.55mi	2/1.0	1,276 (+2%)	10mo	$90,000	$71	62
52 Irene St	0.48mi	2/2.0	1,335 (+7%)	2mo	$411,000	$308	60
219 E Early St	0.08mi	3/2.0 (+1)	1,388 (+11%)	13mo	$201,800	$145	58
354 Virginia Ave	0.08mi	3/2.0 (+1)	1,392 (+12%)	18mo	$379,000	$272	53
131 Oak Park Ave	0.19mi	3/1.5 (+1)	1,078 (-14%)	11mo	$248,500	$231	52
210 C St	0.59mi	3/2.0 (+1)	1,168 (-6%)	2mo	$65,000	$56	51
815 ST Francis St	0.64mi	3/2.0 (+1)	1,296 (+4%)	12mo	$245,000	$189	45
619 Iris St	0.60mi	3/2.0 (+1)	1,300 (+4%)	14mo	$215,000	$165	44
610 Iris St	0.57mi	3/1.0 (+1)	1,092 (-12%)	10mo	$125,000	$114	40
604 Kinnear Dr	0.74mi	3/2.0 (+1)	1,159 (-7%)	9mo	$289,000	$249	37
126 Highland St	0.75mi	2/2.0	1,361 (+9%)	12mo	$225,000	$165	36
610 Holley St	0.59mi	3/2.0 (+1)	1,088 (-13%)	22mo	$249,900	$230	24

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,411
• Equity at exit: $16,327

10-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $1,796
• Equity at exit: $9,468

Cash invested: $30,660 (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: 492
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$574
• Tax from tax record: −$184 /mo · $2,205/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $250

Break-even live

Break-even rent $1,017

Max offer price $109,500

Occupancy floor 76%

Sensitivity live

Price	-10% $312	-5% $281	+0% $250	+5% $219	+10% $189
Rent	-10% $145	-5% $198	+0% $250	+5% $303	+10% $356
Rate	-1.0pp $306	-0.5pp $278	base $250	+0.5pp $222	+1.0pp $193

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Hale Ave Brooksville, FL	1.0–2.0	1.0	767	$1,225	$1.60	5d	2	0.40mi
199 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,395	$1.83	5d	1	0.59mi
181 Dryden Pl Brooksville, FL	1.0–2.0	1.0	714	$1,395	$1.95	13d	4	0.63mi
105 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,395	$1.83	5d	1	0.64mi
109 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,299	$1.71	18d	1	0.64mi
131 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,395	$1.83	5d	1	0.66mi
113 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,395	$1.83	18d	1	0.66mi
203 D St Brooksville, FL	3.0	1.0	748	$1,600	$2.14	24d	1	0.67mi
87 Dryden Pl Brooksville, FL	2.0	1.0	761	$1,295	$1.70	5d	1	0.67mi
614 W Fort Dade Ave Brooksville, FL	1.0	1.0	1046	$925	$0.88	24d	1	0.67mi
932 Freedom Way Brooksville, FL	1.0–3.0	1.0–2.0	917	$1,266	$1.38	24d	1	0.75mi
1276 Sabra Dr Brooksville, FL	3.0	2.0	1428	$1,850	$1.30	18d	1	1.04mi
208 Oakwood Dr Brooksville, FL	3.0	1.5	1108	$1,450	$1.31	21d	1	1.15mi
20180 Barnett Rd Brooksville, FL	1.0–2.0	1.0–2.0	783	$999	$1.28	10d	1	1.22mi
20056 Suncrest Dr Brooksville, FL	2.0	2.0	1240	$1,500	$1.21	24d	1	1.23mi
7158 Sunnyside Dr Brooksville, FL	3.0	2.0	1381	$1,800	$1.30	17d	1	1.25mi
925 Ponce de Leon Blvd Brooksville, FL	1.0–3.0	1.0–2.0	700	$1,136	$1.62	24d	5	1.30mi
965 Candlelight Blvd Brooksville, FL	1.0–2.0	1.0–2.0	720	$1,335	$1.85	3d	10	1.31mi
20004 Suncrest Dr Brooksville, FL	2.0	1.0	757	$1,095	$1.45	17d	1	1.36mi

Listing history 33 events

1. 2026-06-18
   days on market $109,500 Active 363 DOM
2. 2026-06-17
   days on market $109,500 Active 362 DOM
3. 2026-06-16
   days on market $109,500 Active 361 DOM
4. 2026-06-16
   price $109,500 Active 360 DOM
5. 2026-06-15
   days on market $120,000 Active 360 DOM
6. 2026-06-13
   days on market $120,000 Active 358 DOM
7. 2026-06-13
   days on market $120,000 Active 357 DOM
8. 2026-06-09
   days on market $120,000 Active 354 DOM
9. 2026-06-08
   days on market $120,000 Active 353 DOM
10. 2026-06-07
    days on market $120,000 Active 352 DOM
11. 2026-06-04
    days on market $120,000 Active 349 DOM
12. 2026-06-03
    days on market $120,000 Active 348 DOM
13. 2026-06-02
    days on market $120,000 Active 347 DOM
14. 2026-06-01
    days on market $120,000 Active 346 DOM
15. 2026-05-31
    days on market $120,000 Active 345 DOM
16. 2026-04-29
    price $120,000
17. 2026-04-12
    price $140,000
18. 2025-10-29
    price $159,750
19. 2025-08-25
    price $159,999
20. 2025-07-17
    price $169,000
21. 2025-06-20
    listed $180,000 Active
22. 2021-03-02
    soldstatus $94,500
23. 2020-04-29
    historical
24. 2020-01-02
    listed $90,000
25. 2017-08-18
    soldstatus $25,500 337-char remark

    Show marketing remark (337 chars)

    Handyman special. Rehabbers delight. Come flip this house. You've seen the shows, now put your genius to work. This could be a real charmer. .or generate cash flow. Cute bungalow with lots of potential. Home needs TLC. Great income opportunity. 2 bed 1 bath, formal dining room, living room and utility room for washer/dryer off kitchen.

26. 2017-08-18
    soldstatus $25,500

    Show marketing remark (337 chars)

    Handyman special. Rehabbers delight. Come flip this house. You've seen the shows, now put your genius to work. This could be a real charmer. .or generate cash flow. Cute bungalow with lots of potential. Home needs TLC. Great income opportunity. 2 bed 1 bath, formal dining room, living room and utility room for washer/dryer off kitchen.

27. 2017-08-18
    soldstatus $25,500

    Show marketing remark (337 chars)

    Handyman special. Rehabbers delight. Come flip this house. You've seen the shows, now put your genius to work. This could be a real charmer. .or generate cash flow. Cute bungalow with lots of potential. Home needs TLC. Great income opportunity. 2 bed 1 bath, formal dining room, living room and utility room for washer/dryer off kitchen.

28. 2017-03-24
    listed $37,900 337-char remark

    Show marketing remark (337 chars)

    Handyman special. Rehabbers delight. Come flip this house. You've seen the shows, now put your genius to work. This could be a real charmer. .or generate cash flow. Cute bungalow with lots of potential. Home needs TLC. Great income opportunity. 2 bed 1 bath, formal dining room, living room and utility room for washer/dryer off kitchen.

29. 2017-03-24
    listed $37,900

    Show marketing remark (337 chars)

    Handyman special. Rehabbers delight. Come flip this house. You've seen the shows, now put your genius to work. This could be a real charmer. .or generate cash flow. Cute bungalow with lots of potential. Home needs TLC. Great income opportunity. 2 bed 1 bath, formal dining room, living room and utility room for washer/dryer off kitchen.

30. 2017-03-13
    listed $29,999
31. 2003-06-03
    soldstatus $95,000
32. 1985-03-01
    soldstatus $42,000
33. 1981-11-01
    soldstatus $38,800

ⓘ 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: $2,205 · $184/mo
• Projected year-2 tax: $2,205 · $184/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $16,012
• − Mortgage interest: −$6,134
• − Property taxes: −$2,205
• − Insurance: −$548
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$3,185
• Taxable income: $1,378
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $2,675/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: 57,094
• 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

+209.3% since first listed

18 events — show timeline

• 2026-04-29 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-29 Price Changed $159,750 Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Price Changed $159,999 Stellar MLS as Distributed by MLS Grid
• 2025-07-17 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-20 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-02 Sold (Public Records) $94,500 Public Records
• 2020-04-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-01-02 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2017-08-18 Sold (MLS) $25,500 St. Augustine and St. Johns County Board of REALTORS®
• 2017-08-18 Sold (MLS) $25,500 Stellar MLS as Distributed by MLS Grid
• 2017-08-18 Sold (MLS) $25,500 HCAR
• 2017-03-24 Listed $37,900 St. Augustine and St. Johns County Board of REALTORS®
• 2017-03-24 Listed $37,900 HCAR
• 2017-03-13 Listed $29,999 Stellar MLS as Distributed by MLS Grid
• 2003-06-03 Sold (Public Records) $95,000 Public Records
• 1985-03-01 Sold (Public Records) $42,000 Public Records
• 1981-11-01 Sold (Public Records) $38,800 Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,205 · +4.1% YoY. Source: county tax records.