9430 NE 76th St · East Bronson, FL 32621

$179,900

3 bd · 2.0 ba · 1,320 sqft · Manufactured public records · 46 Days on market

Built 2020 2.50 ac lot Est $202k · 11% under ↓ 12% since listing

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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 +17.1/30.0
• ARV discount +12.4/15.0
• Appreciation +6.2/10.0
• DSCR +5.3/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Under contract-accepting backup offers. Virtually Staged. Welcome to your slice of Florida country living! This beautifully built 2020 manufactured home sits on 2.5 private acres in the heart of Levy County. With 3 bedrooms, 2 bathrooms, and 1,320 square feet of thoughtfully designed living space, this home offers comfort, quality, and room to breathe — all at an exceptional value. Step inside to find an open, airy floor plan that flows naturally from the living area into the kitchen and dining space — perfect for everyday living and entertaining alike. The split-bedroom layout provides privacy for the primary suite, which features a spacious bath and direct access to the laundr

Key facts

• Private acres
• Split-bedroom layout
• Manufactured home

Tags

• PRIVATE ACRES
• MANUFACTURED HOME
• OPEN AIRY FLOOR PLAN
• SPLIT-BEDROOM LAYOUT
• SPACIOUS BATH
• NO HOA

Property features AI

Finance

• Other: Property is homesteaded; Property type: Residential; Lot approximately 2.5 acres (public maintained limerock road)
• HOA & community: No HOA/association

Exterior

• Parking: Carport with 2 spaces
• Utilities: Well water; Septic tank; Electricity connected; Fiber optics available
• Home design: Manufactured home (double wide); One story; Faces north; Crawlspace foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Sliding doors

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Split-bedroom floor plan; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $125 ($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 $160k (11.3% below list).
• Recommended offer: $160k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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, amenities F, commute 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.
• Zoned schools: Williston Elementary School (math 53% / reading 52%, grade C-, #976 of 2,144 statewide, top 46%, 488 students, 71% FRL); Bronson Middle/High School (math 49% / reading 36%, grade F, #264 of 667 statewide, top 41%, 552 students, 62% FRL) — zoned schools at 67% FRL track the district average.
• 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 $5k of equity ($1k loan paydown + $4k 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.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($175k) 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 (11.3% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.89% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $201,960
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7591 NE 90th Ave	0.38mi	3/2.0	1,493 (+13%)	3mo	$232,500	$156	58
7551 NE 97th Ct	0.37mi	3/2.0	1,152 (-13%)	8mo	$139,000	$121	54
9631 NE 78th Ln	0.36mi	4/2.0 (+1)	1,456 (+10%)	14mo	$223,200	$153	50

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: 8.4%
• Equity multiple: 1.47×
• Total profit: $23,455
• Equity at exit: $74,365

10-year hold

• IRR: 11.4%
• Equity multiple: 2.59×
• Total profit: $80,149
• Equity at exit: $109,769

Cash invested: $50,372 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $125

Break-even live

Break-even rent $1,437

Max offer price $179,900

Occupancy floor 87%

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: $44,975
• Closing costs: $5,397
• 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	0.93mi

Listing history 14 events

1. 2026-06-14
   statusdays on market $179,900 Pending 46 DOM
2. 2026-06-13
   days on market $179,900 Active 45 DOM
3. 2026-06-10
   days on market $179,900 Active 43 DOM
4. 2026-06-09
   days on market $179,900 Active 42 DOM
5. 2026-06-08
   days on market $179,900 Active 41 DOM
6. 2026-06-07
   pricedays on market $179,900 Active 40 DOM
7. 2026-06-05
   days on market $199,000 Active 37 DOM
8. 2026-06-03
   days on market $199,000 Active 36 DOM
9. 2026-06-02
   days on market $199,000 Active 35 DOM
10. 2026-06-01
    days on market $199,000 Active 34 DOM
11. 2026-05-31
    days on market $199,000 Active 33 DOM
12. 2026-05-30
    days on market $199,000 Active 32 DOM
13. 2026-05-06
    price $199,000
14. 2026-04-28
    listed $224,900 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: $1,400 · $117/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$93/yr (+$8/mo · 6.6%)

ⓘ 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: −$10,077
• − Property taxes: −$1,400
• − Insurance: −$900
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$5,233
• Taxable loss: −$1,533
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $1,868/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

-11.5% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $224,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+25.7%/yr

Latest (2025): $1,400 · +18.8% YoY. Source: county tax records.