26202 Cr 49 · Branford, FL 32071

$64,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 4 Days on market

Built 1990 3.30 ac lot

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for acreage and a blank canvas? Then this property might be for you. This 3.30-acre property in O'Brien offers paved road frontage and a rural setting just a short drive from the Suwannee River and several of the area's popular natural springs. The property contains a 3-bedroom, 2-bath, 1,152 sqft, 1990 DWMH waiting on your vision, where you can start from the ground up. Whether you're looking for a weekend getaway, investment opportunity, or a place to create your own mini farm. Due to condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment.

Key facts

• Acreage
• Paved road frontage
• Rural setting

Tags

• ACREAGE
• PAVED ROAD FRONTAGE
• RURAL SETTING
• POPULAR NATURAL SPRINGS

Property features AI

Exterior

• Parking: 3-car garage
• Utilities: Private well water
• Home design: Manufactured home (residential); Frame construction
• Construction: Frame construction
• Exterior features: Deck; 3.3-acre lot; A-1 zoning

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No permanent heating system
• Interior features: Vaulted ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 12.6% vs local median 2.7% in Branford — 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 (#748 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools C-, crime D, amenities F.
• Suwannee (town): math 45% / reading 44% proficiency, ranked #52 of 73 in FL (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 86 active listings in the ZIP; 138 units permitted in Suwannee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $3k appreciation (3.9% local appreciation)).
• At projected returns (3.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.77% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.65%
• DSCR: 2.01
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 2.81×
• Total profit: $32,948
• Equity at exit: $32,579

10-year hold

• IRR: 30.2%
• Equity multiple: 5.57×
• Total profit: $83,009
• Equity at exit: $53,027

Cash invested: $18,172 (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 32071

• Home prices YoY: 2.2%
• Active inventory: 86
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$199 /mo · $2,383/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $343

Break-even live

Break-even rent $716

Max offer price $64,900

Occupancy floor 65%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $64,900 Active 4 DOM
2. 2026-06-18
   days on market $64,900 Active 3 DOM
3. 2026-06-17
   days on market $64,900 Active 2 DOM
4. 2026-06-16
   remarks 679-char remark
5. 2026-06-16
   listed $64,900 Active 1 DOM

ⓘ 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: $2,383 · $199/mo
• Projected year-2 tax: $2,383 · $199/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,807
• − Mortgage interest: −$3,635
• − Property taxes: −$2,383
• − Insurance: −$324
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$1,888
• Taxable income: $3,367
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $3,308/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: Suwannee
• NCES district ID: 1201830
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $37,785
• Composite: 37.07/100
• National rank: #4503
• State rank: #52 of 73 in FL

Livability — Branford

• Score: 62/100
• State rank: #748
• US rank: #16225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,550

Population outlook (Suwannee County) Hauer SSP2

• Today (2025): 45,226 people
• By 2030: 45,833 · +1.3%
• By 2040: 46,631 · +3.1%
• By 2050: 46,544 · +2.9%
• By 2075: 43,635 · -3.5%
• By 2100: 34,318 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 23% Hispanic / Latino 19% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Subsaharan African 13% Italian 2% Slovak 2%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Suwannee

• 2024 margin: Solid R (+61.0) · D 19.3% · R 80.2%
• 2008→2024 swing: -17.8pp toward R · 2008: -43.1pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+56.6 2016: R+55.3 2012: R+45.0 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.91%
• Current HPI: 181.9427
• 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

1 event — show timeline

• 2026-06-16 Listed $64,900 NFMLS

Property tax history

+10.7%/yr

Latest (2025): $2,383 · +10.2% YoY. Source: county tax records.