11431 NE 71st St · East Bronson, FL 32621

$219,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 81 Days on market

Built 2024 1.25 ac lot Est $226k · at est. ↓ 4% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +8.7/15.0
• Cash flow +8.1/30.0
• Appreciation +6.2/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.1/10.0

Listing remarks

BRAND NEW 2024 CLAYTON MANUFACTURED HOME on 1.25 ACRES (MOL)! Tucked just off a paved road in a peaceful rural setting, this 3 bedroom, 2 bath manufactured home offers modern comfort with a light, open feel. Abundant natural light highlights the modern finishes, spacious walk-in closets, and an island kitchen featuring a pantry and a charming built-in coffee bar/storage area. Sliding glass doors off the dining area open to a generous backyard—your blank canvas for a garden, fire pit, outdoor entertaining, or future additions. Enjoy the freedom of acreage living while remaining conveniently located between Williston and Bronson, with an easy commute to Gainesville or Ocala for work, di

Key facts

• Built-in coffee bar
• Island kitchen
• Acreage living

Tags

• ISLAND KITCHEN
• BUILT-IN COFFEE BAR
• GENEROUS BACKYARD
• ACREAGE LIVING
• RURAL PROPERTY

Property features AI

Finance

• Other: Property on approximately 1.25 acres; Limerock road access; Located on 1 to less than 2 acres
• Financial info:
• HOA & community: No HOA

Exterior

• Parking:
• Security:
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Residential manufactured home (double wide); One story; South-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation
• Exterior features: Other exterior features

Interior

• Kitchen: Range; Range hood; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Open floor plan; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Laundry room; Washer; Dryer; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (27.5% below list).
• Recommended offer: $160k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.4% in East Bronson — 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 62/100 on livability (#768 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Levy (rural): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 153 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (2.4% local appreciation)).
• Levy County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $159,500 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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: 0.73% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $225,680
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11431 NE 71st St	0.00mi	3/2.0	1,456 (0%)	0mo	$225,000	$155	100
11170 NE 71 St	0.18mi	4/2.0 (+1)	1,560 (+7%)	8mo	$235,000	$151	68
11390 NE 75th St	0.34mi	3/2.0	1,624 (+12%)	12mo	$155,500	$96	55
11191 NE 70th St	0.28mi	3/2.0	1,248 (-14%)	13mo	$227,900	$183	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.09×
• Total profit: $5,271
• Equity at exit: $90,900

10-year hold

• IRR: 5.4%
• Equity multiple: 1.77×
• Total profit: $47,599
• Equity at exit: $134,176

Cash invested: $61,572 (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 32621

• Home prices YoY: 0.7%
• Active inventory: 153
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$231 /mo · $2,768/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-215

Break-even live

Break-even rent $1,868

Max offer price $181,851

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-153	+0% $-215	+5% $-278	+10% $-340
Rent	-10% $-341	-5% $-278	+0% $-215	+5% $-152	+10% $-89
Rate	-1.0pp $-105	-0.5pp $-159	base $-215	+0.5pp $-272	+1.0pp $-330

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10230 NE 72nd St Bronson, FL	3.0	2.0	1071	$1,595	$1.49	21d	1	1.16mi

Listing history 3 events

1. 2026-05-04
   status Pending
2. 2026-04-24
   price $219,900
3. 2026-02-12
   listed $229,900 Active

ⓘ 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: $2,768 · $231/mo
• Projected year-2 tax: $2,768 · $231/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,140
• − Mortgage interest: −$12,318
• − Property taxes: −$2,768
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$6,397
• Taxable loss: −$6,504
• Est. tax savings @ 24.0%: +$1,561
• After-tax cash flow: $-1,024/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: Levy
• NCES district ID: 1201140
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,254
• Composite: 36.42/100
• National rank: #4673
• State rank: #54 of 73 in FL

Livability — East Bronson

• Score: 62/100
• State rank: #768
• US rank: #17230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Bronson, FL
• Population (ZIP): 5,540

Population outlook (Levy County) Hauer SSP2

• Today (2025): 36,536 people
• By 2030: 34,498 · -5.6%
• By 2040: 30,294 · -17.1%
• By 2050: 26,368 · -27.8%
• By 2075: 19,003 · -48.0%
• By 2100: 13,169 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Black 9% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Levy

• 2024 margin: Solid R (+50.3) · D 24.6% · R 74.8%
• 2008→2024 swing: -23.3pp toward R · 2008: -26.9pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.6 2016: R+44.8 2012: R+32.2 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.35%
• Current HPI: 340.879
• Rent YoY: —
• Metro: —
• 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

-4.3% since first listed

3 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Listed $229,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+41.7%/yr

Latest (2025): $2,768 · +1249.1% YoY. Source: county tax records.