7340 Devine Ave · Brookridge, FL 34613

$269,000

3 bd · 2.0 ba · 1,800 sqft · Manufactured public records · 72 Days on market

Built 2003 7,366 sqft lot Est $229k · 18% over $55/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +13.9/30.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2003-built manufactured home is located in the Brookridge 55+ gated community in Brooksville, Florida. The residence offers three bedrooms, two bathrooms, and flex room. The exterior presents strong curb appeal with vinyl siding, solid skirting, a stunning glass front door, double-pane windows with hurricane shutters, upgraded tie-downs, and a rubber roof over. The home occupies a beautifully landscaped large corner lot and features a double driveway constructed with highway-grade concrete and custom-painted by Dan's Driveway Designs. Additional outdoor amenities include a 1-1/2 car screened garage with extra storage in a large overhead loft, plus a newly constructed golf cart garage and covered lanai equipped with a ceiling fan, fire pit, and matching chairs with glider. Interior features include Spanish lace textured sheetrock walls and ceilings, high-quality laminate floors, and custom lighting throughout. The custom kitchen provides high-level granite countertops, stainless steel appliances, and a large pantry. The spacious four-season tiled Florida room features acrylic windows. Additional practical elements include an inside laundry area and an extra-large master bath with a double vanity, extra cabinet storage, and tile flooring. Other notable features encompass hardwired smoke alarms and an HVAC system with dual returns for improved efficiency. Brookridge is a deed-restricted, age-restricted (55+) gated community with individually owned lots. Residents have access to a private par-72 golf course (separate membership needed), a heated swimming pool, exercise facilities, tennis courts, clubhouse, and various social activities. The community maintains 24/7 gated security. Current HOA cost, cover common area maintenance, grounds, roads, pool, security, trash removal, sewer, and recreation facilities (subject to confirmation with the association).

Key facts

• 7,366 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Unfurnished; Living area reported as 1,800 sq ft (owner source); Building area reported as 2,698 sq ft (public records); Lot approximately 0.17 acre; Universal property ID available
• Financial info: Total monthly fees $55; Total annual fees $660
• HOA & community: Has HOA (monthly fee $55, optional); Association amenities include clubhouse, gated access, golf course, and pool; Buyer approval required; Deed restrictions; Senior community; Cats and dogs allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Manufactured home (double wide); One story; Faces west; Residential property
• Construction: Vinyl siding; Roof over; Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Corner lot; Paved road access; Exterior lighting

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $269k.

Deal economics

• At list price, monthly cash flow is $29 ($350/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 $213k (20.7% below list).
• Recommended offer: $213k (20.7% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 44% 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 $8k 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 72 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $269k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $213,396 (20.7% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.79% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $228,600
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15061 Brookridge Blvd	0.44mi	3/2.0	1,800 (0%)	2mo	$210,000	$117	78
7440 Dinsmore St	0.30mi	3/2.0	1,672 (-7%)	2mo	$270,000	$161	73
15133 Brookridge Blvd	0.54mi	3/2.0	1,792 (-0%)	6mo	$210,000	$117	69
14275 Nickolodeon St	0.43mi	3/3.0	1,749 (-3%)	15mo	$236,692	$135	59
7694 Dinsmore St	0.37mi	3/2.0	1,568 (-13%)	8mo	$245,000	$156	54
14281 Brookridge Blvd	0.71mi	2/2.0 (-1)	1,680 (-7%)	3mo	$250,000	$149	49
7595 Moriah Ave	0.53mi	2/2.0 (-1)	1,624 (-10%)	17mo	$180,000	$111	40
15168 Brookridge Blvd	0.61mi	2/2.0 (-1)	1,539 (-14%)	11mo	$196,000	$127	33
14451 Brookridge Blvd	0.59mi	2/2.0 (-1)	2,055 (+14%)	14mo	$251,000	$122	32

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-41,823
• Equity at exit: $40,109

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-34,401
• Equity at exit: $23,258

Cash invested: $75,320 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$112
• HOA: −$55
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $29

Break-even live

Break-even rent $2,097

Max offer price $269,000

Occupancy floor 94%

Sensitivity live

Price	-10% $181	-5% $105	+0% $29	+5% $-47	+10% $-123
Rent	-10% $-139	-5% $-55	+0% $29	+5% $113	+10% $198
Rate	-1.0pp $165	-0.5pp $98	base $29	+0.5pp $-41	+1.0pp $-111

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14360 Barley Grass Rd Spring Hill, FL	3.0–5.0	2.0–3.0	1975	$2,195	$1.11	3d	19	0.55mi
9356 Southern Charm Cir Brooksville, FL	3.0	2.0	1621	$1,800	$1.11	26d	1	1.05mi
14131 Lemon Yellow Tree Ln Brooksville, FL	3.0	2.0	1840	$1,979	$1.08	7d	1	1.18mi
8917 Southern Charm Cir Brooksville, FL	3.0	2.0	1437	$1,695	$1.18	5d	1	1.33mi
8871 Southern Charm Cir Brooksville, FL	3.0	2.0	1482	$2,050	$1.38	26d	1	1.37mi
6372 Gainsboro Ave Spring Hill, FL	3.0	2.0	1535	$1,889	$1.23	0d	1	1.50mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: sewertrashlandscapingpoolsecurity

Listing history 26 events

1. 2026-06-21
   days on market $269,000 Active 72 DOM
2. 2026-06-18
   days on market $269,000 Active 69 DOM
3. 2026-06-17
   days on market $269,000 Active 68 DOM
4. 2026-06-16
   days on market $269,000 Active 67 DOM
5. 2026-06-15
   price $269,000 Active 66 DOM
6. 2026-06-15
   days on market $284,900 Active 66 DOM
7. 2026-06-13
   days on market $284,900 Active 64 DOM
8. 2026-06-13
   days on market $284,900 Active 63 DOM
9. 2026-06-09
   days on market $284,900 Active 60 DOM
10. 2026-06-08
    days on market $284,900 Active 59 DOM
11. 2026-06-07
    days on market $284,900 Active 58 DOM
12. 2026-06-04
    days on market $284,900 Active 55 DOM
13. 2026-06-03
    days on market $284,900 Active 54 DOM
14. 2026-06-02
    days on market $284,900 Active 53 DOM
15. 2026-06-01
    days on market $284,900 Active 52 DOM
16. 2026-05-31
    days on market $284,900 Active 51 DOM
17. 2026-04-11
    price $284,900
18. 2026-04-10
    listed $284,900 Active 1887-char remark

    Show marketing remark (1887 chars)

    This 2003-built manufactured home is located in the Brookridge 55+ gated community in Brooksville, Florida. The residence offers three bedrooms, two bathrooms, and flex room. The exterior presents strong curb appeal with vinyl siding, solid skirting, a stunning glass front door, double-pane windows with hurricane shutters, upgraded tie-downs, and a rubber roof over. The home occupies a beautifully landscaped large corner lot and features a double driveway constructed with highway-grade concrete and custom-painted by Dan's Driveway Designs. Additional outdoor amenities include a 1-1/2 car screened garage with extra storage in a large overhead loft, plus a newly constructed golf cart garage and covered lanai equipped with a ceiling fan, fire pit, and matching chairs with glider. Interior features include Spanish lace textured sheetrock walls and ceilings, high-quality laminate floors, and custom lighting throughout. The custom kitchen provides high-level granite countertops, stainless steel appliances, and a large pantry. The spacious four-season tiled Florida room features acrylic windows. Additional practical elements include an inside laundry area and an extra-large master bath with a double vanity, extra cabinet storage, and tile flooring. Other notable features encompass hardwired smoke alarms and an HVAC system with dual returns for improved efficiency. Brookridge is a deed-restricted, age-restricted (55+) gated community with individually owned lots. Residents have access to a private par-72 golf course (separate membership needed), a heated swimming pool, exercise facilities, tennis courts, clubhouse, and various social activities. The community maintains 24/7 gated security. Current HOA cost, cover common area maintenance, grounds, roads, pool, security, trash removal, sewer, and recreation facilities (subject to confirmation with the association).

19. 2026-04-10
    listed $384,900 Active

    Show marketing remark (1887 chars)

    This 2003-built manufactured home is located in the Brookridge 55+ gated community in Brooksville, Florida. The residence offers three bedrooms, two bathrooms, and flex room. The exterior presents strong curb appeal with vinyl siding, solid skirting, a stunning glass front door, double-pane windows with hurricane shutters, upgraded tie-downs, and a rubber roof over. The home occupies a beautifully landscaped large corner lot and features a double driveway constructed with highway-grade concrete and custom-painted by Dan's Driveway Designs. Additional outdoor amenities include a 1-1/2 car screened garage with extra storage in a large overhead loft, plus a newly constructed golf cart garage and covered lanai equipped with a ceiling fan, fire pit, and matching chairs with glider. Interior features include Spanish lace textured sheetrock walls and ceilings, high-quality laminate floors, and custom lighting throughout. The custom kitchen provides high-level granite countertops, stainless steel appliances, and a large pantry. The spacious four-season tiled Florida room features acrylic windows. Additional practical elements include an inside laundry area and an extra-large master bath with a double vanity, extra cabinet storage, and tile flooring. Other notable features encompass hardwired smoke alarms and an HVAC system with dual returns for improved efficiency. Brookridge is a deed-restricted, age-restricted (55+) gated community with individually owned lots. Residents have access to a private par-72 golf course (separate membership needed), a heated swimming pool, exercise facilities, tennis courts, clubhouse, and various social activities. The community maintains 24/7 gated security. Current HOA cost, cover common area maintenance, grounds, roads, pool, security, trash removal, sewer, and recreation facilities (subject to confirmation with the association).

20. 2013-01-03
    soldstatus $96,500
21. 2012-12-21
    soldstatus $96,500 547-char remark

    Show marketing remark (547 chars)

    Beautiful Newer Construction and Latest Upgrades 2003 built. Enormous Greatroom Design with vaulted ceilings. 3 bedrooms plus den, 2 baths, 1 car oversize garage. Large open kitchen with wood cabinets opens to Living room/dining area. Good size master bedroom with garden tub and dual sinks in bath. Glassed in lanai with privacy hedges in rear. Garage has room for car and storage, doublewide driveway, inside laundry. Located in gated, secured Brookridge Community- pool, golf course, clubhouse-convenient to shopping and Suncoast Pkwy to Tampa.

22. 2012-12-21
    soldstatus $96,500

    Show marketing remark (547 chars)

    Beautiful Newer Construction and Latest Upgrades 2003 built. Enormous Greatroom Design with vaulted ceilings. 3 bedrooms plus den, 2 baths, 1 car oversize garage. Large open kitchen with wood cabinets opens to Living room/dining area. Good size master bedroom with garden tub and dual sinks in bath. Glassed in lanai with privacy hedges in rear. Garage has room for car and storage, doublewide driveway, inside laundry. Located in gated, secured Brookridge Community- pool, golf course, clubhouse-convenient to shopping and Suncoast Pkwy to Tampa.

23. 2012-07-16
    listed $116,000 547-char remark

    Show marketing remark (547 chars)

    Beautiful Newer Construction and Latest Upgrades 2003 built. Enormous Greatroom Design with vaulted ceilings. 3 bedrooms plus den, 2 baths, 1 car oversize garage. Large open kitchen with wood cabinets opens to Living room/dining area. Good size master bedroom with garden tub and dual sinks in bath. Glassed in lanai with privacy hedges in rear. Garage has room for car and storage, doublewide driveway, inside laundry. Located in gated, secured Brookridge Community- pool, golf course, clubhouse-convenient to shopping and Suncoast Pkwy to Tampa.

24. 2012-07-16
    listed $116,000

    Show marketing remark (547 chars)

    Beautiful Newer Construction and Latest Upgrades 2003 built. Enormous Greatroom Design with vaulted ceilings. 3 bedrooms plus den, 2 baths, 1 car oversize garage. Large open kitchen with wood cabinets opens to Living room/dining area. Good size master bedroom with garden tub and dual sinks in bath. Glassed in lanai with privacy hedges in rear. Garage has room for car and storage, doublewide driveway, inside laundry. Located in gated, secured Brookridge Community- pool, golf course, clubhouse-convenient to shopping and Suncoast Pkwy to Tampa.

25. 2002-05-15
    soldstatus $8,000
26. 2001-06-28
    listed $10,000

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$1,286/yr (+$107/mo · 135.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $25,608
• − Mortgage interest: −$15,068
• − Property taxes: −$947
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − HOA: −$660
• − Depreciation: −$7,825
• Taxable loss: −$4,335
• Est. tax savings @ 24.0%: +$1,040
• After-tax cash flow: $1,391/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

+2749.0% since first listed

10 events — show timeline

• 2026-04-11 Price Changed $284,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $284,900 HCAR
• 2026-04-10 Listed $384,900 Stellar MLS as Distributed by MLS Grid
• 2013-01-03 Sold (Public Records) $96,500 Public Records
• 2012-12-21 Sold (MLS) $96,500 HCAR
• 2012-12-21 Sold (MLS) $96,500 St. Augustine and St. Johns County Board of REALTORS®
• 2012-07-16 Listed $116,000 HCAR
• 2012-07-16 Listed $116,000 St. Augustine and St. Johns County Board of REALTORS®
• 2002-05-15 Sold (MLS) $8,000 HCAR
• 2001-06-28 Listed $10,000 HCAR

Property tax history

+4.1%/yr

Latest (2025): $947 · +1.7% YoY. Source: county tax records.