350 Ishie Ave · Bronson, FL 32621

$155,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 103 Days on market

Built 1993 0.54 ac lot

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +5.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Almost ready 3-bedroom, 2-bath mobile home in a quiet Bronson neighborhood. Features a spacious layout with an open living area and split floor plan. Conveniently located near schools, parks, and just a short drive to Gainesville.

Key facts

• 0.54 acre lot
• Built 1993
• Listed 102 days

Property features AI

Finance

• Other: Homestead exempt; Lot approximately 0.54 acre
• HOA & community: Located in the Meadows Of Beautiful Bronson community; No association indicated

Exterior

• Utilities: Well water; Septic tank; Electricity connected; Cable available; Water connected
• Home design: Manufactured double-wide home; One level; Facing north
• Construction: Vinyl siding and other construction materials; Shingle roof; Pillar/post/pier foundation; Built as a manufactured home (double wide)
• Exterior features: Private mailbox; Dirt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#532 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment C-, 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; 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 $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, 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 103 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $155k implies a 2483% 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; major 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 $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.5%
• Equity multiple: 1.74×
• Total profit: $32,221
• Equity at exit: $64,072

10-year hold

• IRR: 15.9%
• Equity multiple: 3.19×
• Total profit: $95,101
• Equity at exit: $94,576

Cash invested: $43,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,689 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $296

Break-even live

Break-even rent $1,315

Max offer price $155,000

Occupancy floor 78%

Sensitivity live

Price	-10% $383	-5% $340	+0% $296	+5% $252	+10% $208
Rent	-10% $162	-5% $229	+0% $296	+5% $362	+10% $429
Rate	-1.0pp $374	-0.5pp $335	base $296	+0.5pp $255	+1.0pp $215

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-17
   days on market $155,000 Active 103 DOM
2. 2026-06-16
   days on market $155,000 Active 102 DOM
3. 2026-06-15
   price $155,000 Active 101 DOM
4. 2026-06-15
   days on market $165,000 Active 101 DOM
5. 2026-06-14
   days on market $165,000 Active 99 DOM
6. 2026-06-13
   days on market $165,000 Active 98 DOM
7. 2026-06-10
   days on market $165,000 Active 96 DOM
8. 2026-06-09
   days on market $165,000 Active 95 DOM
9. 2026-06-08
   days on market $165,000 Active 94 DOM
10. 2026-06-07
    days on market $165,000 Active 93 DOM
11. 2026-06-05
    days on market $165,000 Active 90 DOM
12. 2026-06-03
    days on market $165,000 Active 89 DOM
13. 2026-06-02
    days on market $165,000 Active 88 DOM
14. 2026-06-01
    days on market $165,000 Active 87 DOM
15. 2026-05-31
    days on market $165,000 Active 86 DOM
16. 2026-05-30
    days on market $165,000 Active 85 DOM
17. 2026-05-07
    price $165,000
18. 2026-05-07
    status Active
19. 2026-05-04
    historical
20. 2026-03-03
    listed $175,000 Active
21. 2026-01-27
    historical
22. 2025-11-10
    listed $145,000 Active
23. 2004-03-12
    soldstatus $6,000
24. 2003-12-03
    soldstatus $100
25. 1999-02-01
    soldstatus $13,500

ⓘ 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: $1,936 · $161/mo
• Projected year-2 tax: $1,936 · $161/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,269
• − Mortgage interest: −$8,682
• − Property taxes: −$1,936
• − Insurance: −$775
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$4,509
• Taxable income: $1,124
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $3,278/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 — Bronson

• Score: 68/100
• State rank: #532
• US rank: #9988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: 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

+1122.2% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2004-03-12 Sold (Public Records) $6,000 Public Records
• 2003-12-03 Sold (Public Records) $100 Public Records
• 1999-02-01 Sold (Public Records) $13,500 Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,936 · +15.2% YoY. Source: county tax records.