728 Sir Richard Rd · Fort Braden, FL 32310

$125,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 210 Days on market

Built 1997 2.50 ac lot Est $89k · 40% over

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +6.6/10.0
• Appreciation +4.7/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This home is a beautiful double wide and sits a little over 2 acres. It is a 3 bed/ 2 bath.

Key facts

• Private land
• Newer updates
• Fruit bearing trees

Tags

• DOUBLE WIDE MOBILE HOME
• PRIVATE LAND
• MATURE TREES
• NEWER UPDATES
• FRUIT BEARING TREES

Property features AI

Finance

• Other: For sale

Exterior

• Parking: Driveway
• Utilities: Septic tank
• Home design: Single-story; Vinyl siding; Crawlspace foundation
• Construction: Vinyl siding construction
• Exterior features: 2.5-acre lot; Unimproved road access

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Oven; Range; Refrigerator; Kitchen (14x14)
• Bedrooms: Bedroom 2 (12x12); Bedroom 3 (10x12)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Wood heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Split bedrooms; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.6% in Fort Braden — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Leon (urban): math 48% / reading 53% proficiency, ranked #33 of 73 in FL (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 94 active listings in the ZIP; lower-income renter base — watch delinquency; 1,765 units permitted in Leon County in 2024 (975 in 5+ unit buildings).
• At $1,453/mo this rent would consume 46% of the median local household income ($38k/yr) (locally 1272% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $188 of equity ($864 loan paydown + $-676 appreciation (-0.5% local appreciation)).
• Leon County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.16% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.48%
• DSCR: 1.51
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $89,100
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
833 Sir Richard Rd	0.36mi	3/2.0	1,456 (-10%)	6mo	$79,900	$55	62

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

Projected returns pro-forma

-0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.41×
• Total profit: $14,519
• Equity at exit: $32,950

10-year hold

• IRR: 14.6%
• Equity multiple: 2.51×
• Total profit: $53,002
• Equity at exit: $37,027

Cash invested: $35,000 (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 32310

• Home prices YoY: -0.2%
• Active inventory: 94
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,453 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $335

Break-even live

Break-even rent $1,029

Max offer price $125,000

Occupancy floor 72%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $125,000 Active 210 DOM
2. 2026-06-17
   days on market $125,000 Active 209 DOM
3. 2026-06-16
   days on market $125,000 Active 208 DOM
4. 2026-06-15
   days on market $125,000 Active 207 DOM
5. 2026-06-14
   days on market $125,000 Active 205 DOM
6. 2026-06-10
   days on market $125,000 Active 202 DOM
7. 2026-06-09
   days on market $125,000 Active 201 DOM
8. 2026-06-08
   days on market $125,000 Active 200 DOM
9. 2026-06-07
   days on market $125,000 Active 199 DOM
10. 2026-06-05
    days on market $125,000 Active 196 DOM
11. 2026-06-03
    days on market $125,000 Active 195 DOM
12. 2026-06-02
    days on market $125,000 Active 194 DOM
13. 2026-06-01
    days on market $125,000 Active 193 DOM
14. 2026-05-31
    pricedays on market $125,000 Active 192 DOM
15. 2026-05-30
    days on market $130,000 Active 191 DOM
16. 2025-11-20
    listed $130,000 Active
17. 2022-04-22
    soldstatus $122,000 Closed 91-char remark

    Show marketing remark (91 chars)

    This home is a beautiful double wide and sits a little over 2 acres. It is a 3 bed/ 2 bath.

18. 2022-04-22
    soldstatus $122,000

    Show marketing remark (91 chars)

    This home is a beautiful double wide and sits a little over 2 acres. It is a 3 bed/ 2 bath.

19. 2022-03-15
    historical Active Under Contract 91-char remark

    Show marketing remark (91 chars)

    This home is a beautiful double wide and sits a little over 2 acres. It is a 3 bed/ 2 bath.

20. 2022-03-07
    price $120,000 91-char remark

    Show marketing remark (91 chars)

    This home is a beautiful double wide and sits a little over 2 acres. It is a 3 bed/ 2 bath.

21. 2022-02-13
    listed $140,000 Active 91-char remark

    Show marketing remark (91 chars)

    This home is a beautiful double wide and sits a little over 2 acres. It is a 3 bed/ 2 bath.

22. 2008-08-01
    soldstatus $59,900
23. 2008-07-31
    soldstatus $59,900 519-char remark

    Show marketing remark (519 chars)

    Peaceful country living 1 mile from Lake Talquin, a great area for sportsmen and nature lovers. Close to Ft. Braden elementary school and public library. Plenty of room in this Doublewide MH on 2.5 acres for a growing family. Spacious open living area has lots of windows making it bright and airy. Kitchen overlooks great room and FP & has lots of storage & work surfaces, including a work island. Convenient split plan provides privacy to master bedroom suite with enormous walk in closets. Make an offer!

24. 2008-06-12
    listed $59,900 519-char remark

    Show marketing remark (519 chars)

    Peaceful country living 1 mile from Lake Talquin, a great area for sportsmen and nature lovers. Close to Ft. Braden elementary school and public library. Plenty of room in this Doublewide MH on 2.5 acres for a growing family. Spacious open living area has lots of windows making it bright and airy. Kitchen overlooks great room and FP & has lots of storage & work surfaces, including a work island. Convenient split plan provides privacy to master bedroom suite with enormous walk in closets. Make an offer!

25. 2004-12-02
    soldstatus $99,000

ⓘ 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: $1,263 · $105/mo
• Projected year-2 tax: $1,263 · $105/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 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,434
• − Mortgage interest: −$7,002
• − Property taxes: −$1,263
• − Insurance: −$625
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$3,636
• Taxable income: $2,118
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $3,510/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: Leon
• NCES district ID: 1201110
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $46,339
• Composite: 42.84/100
• National rank: #3131
• State rank: #33 of 73 in FL

Livability — Fort Braden

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fort Braden, FL
• County: Leon County · 294,472 people
• Metro: Tallahassee, FL
• Population (ZIP): 14,888
• Household income: $38,288
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1272.0

Population outlook (Leon County) Hauer SSP2

• Today (2025): 315,507 people
• By 2030: 330,677 · +4.8%
• By 2040: 358,465 · +13.6%
• By 2050: 386,804 · +22.6%
• By 2075: 465,480 · +47.5%
• By 2100: 519,959 · +64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 50% White 36% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Leon

• 2024 margin: Strong D (+21.8) · D 60.3% · R 38.5% · Other 1.2%
• 2008→2024 swing: -2.5pp toward R · 2008: 24.3pp · 2024: 21.8pp
• All cycles: 2024: D+21.8 2020: D+28.3 2016: D+25.1 2012: D+23.6 2008: D+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.54%
• Current HPI: 270.5721
• Rent YoY: —
• Metro: Tallahassee, FL
• 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

+31.3% since first listed

10 events — show timeline

• 2025-11-20 Listed $130,000 CATRS
• 2022-04-22 Sold (Public Records) $122,000 Public Records
• 2022-04-22 Sold (MLS) $122,000 CATRS
• 2022-03-15 Contingent — CATRS
• 2022-03-07 Price Changed $120,000 CATRS
• 2022-02-13 Listed $140,000 CATRS
• 2008-08-01 Sold (Public Records) $59,900 Public Records
• 2008-07-31 Sold (MLS) $59,900 CATRS
• 2008-06-12 Listed $59,900 CATRS
• 2004-12-02 Sold (Public Records) $99,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,263 · +2.2% YoY. Source: county tax records.