Updated Residential Income
For Sale
$250,000
9202 SOUTHERN CHARM Circle, Brooksville, FL 34613
Residential, BROOKSVILLE, FL
Property Size1,500 SF
Lot Size0.10 Acres
Price / SF$166.67
Days on Market14
Property Features for 9202 SOUTHERN CHARM Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
PDP
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 1, Family Room, Dining Room, Bedroom 1, Bathroom 2, Bedroom 3
Pets allowed
Yes
Interior features
High Ceilings, Primary Bedroom Main Floor, Walk-In Closet(s)
Exterior features
Sidewalk, Sprinkler Metered
Appliances
Dishwasher, Disposal, Microwave, Range, Refrigerator
Subdivision
SPRING RIDGE
Elementary school
Pine Grove Elementary School
Middle school
West Hernando Middle School
High school
Central High School
Directions
Sunshine Grove Rd to Plumeria Blvd to right on Southern Charm Cir
Standard status
Active
APN
R22-222-18-3599-0000-4500
Size
1,500 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SPRING RIDGE LOT 450
Tax Annual Amount
4106
Legal Description
SPRING RIDGE LOT 450
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
enclosed extended lanai
fully fenced backyard
irrigation
Building Details
Year built
2007
Floors in Building
1
Flooring type
Vinyl, Carpet
Building materials
Block, Stucco
Roof type
Shingle
Listing Agency:
RE/MAX MARKETING SPECIALISTS · RE/MAX International
(352) 686-0540
Listed By:
Ralph Paulsen, JR
(352) 293-5105
Added: Sep 19
Changed: Sep 30
Last Checked: Oct 2 at 4:06AM
MLS# W7889757
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This residential income property is a 1,500-square-foot villa built in 2007, offering three bedrooms, two bathrooms, and a two-car garage. The interior includes plank-style vinyl flooring, carpet, high ceilings, and a central kitchen with a large island, breakfast bar, and newer appliances overlooking the family room. The primary suite includes a walk-in closet and remodeled bathroom with dual vanities, while the enclosed extended lanai adds tile flooring, vinyl screening, and a ceiling fan. Two additional bedrooms can accommodate guests, office use, or hobbies.
The 0.10-acre lot has a fully fenced backyard with gate access, front and rear irrigation, sidewalk access, and a metered sprinkler system. Public water and public sewer serve the property. Additional improvements include a central electric HVAC system, a 2022 AC installation, gutters, shingle roofing, and a new roof scheduled for installation before closing. The property is located near the Suncoast Parkway, dining, schools, and shopping.
The 0.10-acre lot has a fully fenced backyard with gate access, front and rear irrigation, sidewalk access, and a metered sprinkler system. Public water and public sewer serve the property. Additional improvements include a central electric HVAC system, a 2022 AC installation, gutters, shingle roofing, and a new roof scheduled for installation before closing. The property is located near the Suncoast Parkway, dining, schools, and shopping.
Key Highlights
- 1,500‑square‑foot villa with 3 bedrooms, 2 bathrooms, and a 2‑car garage
- 0.10‑acre lot with a fully fenced backyard and gate access
- Enclosed extended lanai with vinyl enclosure, tile flooring, and ceiling fan
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$13,796
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.52%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$275,920
$275.9K
Cap Rate 7%
$197,086
$197.1K
Cap Rate 9%
$153,289
$153.3K
Market Conditions
NOI Build-Up for 1,500 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$27.0K $18.00/SF
− Vacancy
−$1.9K −$1.28/SF
EGI
$25.1K $16.72/SF
− OpEx
−$11.3K −$7.52/SF
NOI
$13.8K $9.20/SF
Area
Hernando County, FL
Vacancy
7.10%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$275,920
Cap Rate 7%
$197,086
Cap Rate 9%
$153,289
Alternative Uses
Best Use
Apartment 5plus
$197.1K
$172.5K – $229.9K
NOI $13,796 @ 7.0% cap · market cap 5.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$341.7K
$299.0K – $398.6K
NOI $23,918 @ 7.0% cap · market cap 9.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
57
Businesses Nearby
Explore this area
Business Placement
Demographics for 34613, FL
18,869
Population
10,532
Households
1.8
Avg Household Size
61
Median Age
21%
College-Educated
92%
High-School Grad
37.2 sq mi
ZIP Area
507
Density / Sq Mi
$56,175
Median Household Income
$36,815
Median Earnings
$1,108
Median Rent
$181,800
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Open kitchen, enclosed lanai, and fenced outdoor space support everyday living and entertaining.
Where is this residential income property located?
The property is located at 9202 SOUTHERN CHARM Circle Brooksville, FL.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 1,500‑square‑foot villa with 3 bedrooms, 2 bathrooms, and a 2‑car garage; 0.10‑acre lot with a fully fenced backyard and gate access; Enclosed extended lanai with vinyl enclosure, tile flooring, and ceiling fan
