7749 Center St · Gardner, FL 33890

$113,000

2 bd · 2.0 ba · 1,029 sqft · Manufactured public records · 48 Days on market

Built 1999 2,265 sqft lot $148/mo HOA · 14% of rent

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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).

• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• 1% rule +4.1/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

DISCOVER THE CHARM OF COUNTRY LIVING WITHOUT SACRIFICING CONVENIENCE IN THIS DELIGHTFUL 2 BEDROOM, 2 BATHROOM HOME NESTLED IN THE BEAUTIFUL, FRIENDLY BROOKSIDE BLUFF COMMUNITY. THIS HOME IS BEING SOLD FULLY FURNISHED AND OFFERS EVERYTHING YOU NEED TO SETTLE IN AND START ENJOYING THE FLORIDA LIFESTYLE! THE LARGE KITCHEN BOASTS PLENTY OF SPACE WITH BEAUTIFUL CABINETRY, OFFERING ABUNDANT STORAGE AND A CONVENIENT BUILT IN DESK AREA. VAULTED CEILINGS AND PLENTIFUL WINDOWS MAKE FOR ALOT OF NATURAL LIGHTING AND AN OPEN AIRY FEEL. NICE SIZE MASTER BEDROOM WITH PLENTY OF CLOSET SPACE! MASTER BATH OFFERS A LOW THRESHOLD SHOWER FOR EASY ACCESS. THE SECOND BEDROOM HAS A CONVENIENT MURPHY BED. SECOND BA

Key facts

• Natural lighting
• Built in desk area
• Low threshold shower

Tags

• LARGE KITCHEN
• BUILT IN DESK AREA
• VAULTED CEILINGS
• PLENTIFUL WINDOWS
• NATURAL LIGHTING
• LOW THRESHOLD SHOWER

Property features AI

Finance

• Other: Zoning: A1; Paved road frontage
• HOA & community: Homeowners association with a $148 monthly fee; Community clubhouse and fitness center; Senior community

Exterior

• Parking: Driveway; Golf cart garage; On-street parking
• Utilities: Public water; Public sewer
• Home design: Mobile home (residential); Single-story
• Construction: Vinyl siding with frame construction
• Exterior features: Shingle roof; No patio or porch listed; Community pool available; Pets allowed

Interior

• Kitchen: Refrigerator; Range / Oven; Microwave; Dishwasher; Electric water heater
• Bedrooms: Total rooms: 8
• Flooring: Laminate; Simulated wood
• Bathrooms: 2 full bathrooms; Accessible full bath with grip-accessible features
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Ceiling fans; High-speed internet; Vaulted ceilings; Blinds and drapes; Partially furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $113k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (8.7% below list).
• Recommended offer: $96k (15.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 61/100 on livability (#773 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools C-, crime D+, amenities F.
• Hardee (town): math 46% / reading 46% proficiency, ranked #50 of 73 in FL (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; 123 units permitted in Hardee County in 2024 (22 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($781 loan paydown + $484 appreciation (0.4% local appreciation)).
• Hardee County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $113k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,035 (15.0% 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 48 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.91% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $53,508
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7734 Brook Blvd	0.09mi	3/2.0 (+1)	1,056 (+3%)	3mo	$55,000	$52	84

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

Projected returns pro-forma

0.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.78×
• Total profit: $-7,031
• Equity at exit: $35,254

10-year hold

• IRR: 1.1%
• Equity multiple: 1.12×
• Total profit: $3,856
• Equity at exit: $44,378

Cash invested: $31,640 (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 33890

• Home prices YoY: 0.1%
• Active inventory: 53
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$123 /mo · $1,481/yr
• Insurance: −$47
• HOA: −$148
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-96

Break-even live

Break-even rent $1,153

Max offer price $96,035

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-64	+0% $-96	+5% $-128	+10% $-160
Rent	-10% $-178	-5% $-137	+0% $-96	+5% $-55	+10% $-15
Rate	-1.0pp $-39	-0.5pp $-67	base $-96	+0.5pp $-125	+1.0pp $-155

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $148 · $1,776/yr

Listing history 20 events

1. 2026-06-19
   days on market $113,000 Active 48 DOM
2. 2026-06-18
   days on market $113,000 Active 47 DOM
3. 2026-06-17
   days on market $113,000 Active 46 DOM
4. 2026-06-16
   days on market $113,000 Active 45 DOM
5. 2026-06-15
   days on market $113,000 Active 44 DOM
6. 2026-06-14
   days on market $113,000 Active 42 DOM
7. 2026-06-13
   days on market $113,000 Active 41 DOM
8. 2026-06-10
   days on market $113,000 Active 39 DOM
9. 2026-06-09
   days on market $113,000 Active 38 DOM
10. 2026-06-08
    days on market $113,000 Active 37 DOM
11. 2026-06-07
    days on market $113,000 Active 36 DOM
12. 2026-06-05
    days on market $113,000 Active 33 DOM
13. 2026-06-03
    days on market $113,000 Active 32 DOM
14. 2026-06-02
    days on market $113,000 Active 31 DOM
15. 2026-06-01
    days on market $113,000 Active 30 DOM
16. 2026-05-31
    days on market $113,000 Active 29 DOM
17. 2026-05-30
    days on market $113,000 Active 28 DOM
18. 2026-05-02
    listed $113,000 Active
19. 2005-03-21
    soldstatus $57,500
20. 1960-01-01
    soldstatus $12,500

ⓘ 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: $1,481 · $123/mo
• Projected year-2 tax: $1,481 · $123/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $12,381
• − Mortgage interest: −$6,330
• − Property taxes: −$1,481
• − Insurance: −$565
• − Repairs & maintenance: −$990
• − Management: −$990
• − HOA: −$1,776
• − Depreciation: −$3,287
• Taxable loss: −$3,039
• Est. tax savings @ 24.0%: +$729
• After-tax cash flow: $-423/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: Hardee
• NCES district ID: 1200750
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $36,868
• Composite: 38.22/100
• National rank: #4251
• State rank: #50 of 73 in FL

Livability — Gardner

• Score: 61/100
• State rank: #773
• US rank: #17483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardner, FL
• Population (ZIP): 4,991

Population outlook (Hardee County) Hauer SSP2

• Today (2025): 25,462 people
• By 2030: 24,340 · -4.4%
• By 2040: 21,801 · -14.4%
• By 2050: 19,217 · -24.5%
• By 2075: 13,159 · -48.3%
• By 2100: 7,806 · -69.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 51% Hispanic / Latino 42% Two or more races 17% Black 3% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 37% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 14% · Canada
• Languages at home: 62% English-only · Spanish 36% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Hardee

• 2024 margin: Solid R (+56.3) · D 21.5% · R 77.8%
• 2008→2024 swing: -26.7pp toward R · 2008: -29.6pp · 2024: -56.3pp
• All cycles: 2024: R+56.3 2020: R+45.1 2016: R+40.8 2012: R+30.9 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.43%
• Current HPI: 320.3818
• 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

+804.0% since first listed

3 events — show timeline

• 2026-05-02 Listed $113,000 HAOR as distributed by MLS GRID
• 2005-03-21 Sold (Public Records) $57,500 Public Records
• 1960-01-01 Sold (Public Records) $12,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,481 · +6.7% YoY. Source: county tax records.