12725 212th Ter · Branford, FL 32071

$125,000

3 bd · 2.0 ba · 1,495 sqft · Manufactured public records · 14 Days on market

Built 1990 4.07 ac lot Est $154k · 19% under

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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 +21.3/30.0
• ARV discount +15.0/15.0
• Appreciation +7.0/10.0
• DSCR +6.8/10.0
• 1% rule +5.3/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits on over 4 beautiful acres in the peaceful countryside of O’Brien, Florida. Tucked away on a deep 4.07-acre wooded lot, this property offers privacy, space, and endless potential for the right buyer looking to create their own rural retreat. The 1,490 square foot mobile home features 3 bedrooms and 3 bathrooms with a functional layout and plenty of room to reimagine. This is a fixer-upper and will require repairs and updates, making it an excellent opportunity for investors, handymen, or Homesteaders looking for affordable acreage with room to grow. Surrounded by mature trees and natural beauty, the property also includes two out-buildings offering additional storage

Key facts

• 4 beautiful acres
• Deep wooded lot
• Two out-buildings

Tags

• 4 BEAUTIFUL ACRES
• DEEP WOODED LOT
• PAVED ROAD ACCESS
• TWO OUT-BUILDINGS
• EASY ACCESS TO SUWANNEE RIVER
• NEARBY FRESHWATER SPRINGS

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Body type: Single Wide; Total acreage: between 2 and less than 5 acres (approx. 4.07 acres); Road surface: Dirt; No waterfront; Zoning: RES
• HOA & community: No association

Exterior

• Parking: Paved access
• Utilities: Well water; Septic tank; Electricity available; Natural gas available; Cable available; Other utilities
• Home design: Manufactured single-wide home; One story; South-facing; Fixer condition; Crawlspace foundation
• Construction: Metal roof; Other construction materials; Built on crawlspace
• Exterior features: Level, paved lot; Mature landscaping with oak trees and wooded areas; Shed(s) and storage; Other fencing

Interior

• Kitchen: Range; Refrigerator; Freezer
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Gas fireplace
• Laundry & utility: Laundry area (other)

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 $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.0% 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 $6k of equity ($864 loan paydown + $5k appreciation (3.9% local appreciation)).
• At projected returns (3.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $153,985
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12591 216th Ter	0.26mi	3/2.0	1,512 (+1%)	5mo	$155,000	$103	82
12595 210th Ter	0.24mi	3/2.0	1,560 (+4%)	16mo	$128,000	$82	68
12184 216th Ter	0.69mi	3/2.0	1,512 (+1%)	1mo	$236,900	$157	65

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

Projected returns pro-forma

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

5-year hold

• IRR: 15.6%
• Equity multiple: 1.94×
• Total profit: $32,801
• Equity at exit: $62,749

10-year hold

• IRR: 16.7%
• Equity multiple: 3.66×
• Total profit: $93,228
• Equity at exit: $102,132

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 32071

• Home prices YoY: 2.2%
• Active inventory: 86
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$124 /mo · $1,490/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $182

Break-even live

Break-even rent $1,053

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $253	-5% $217	+0% $182	+5% $147	+10% $111
Rent	-10% $81	-5% $131	+0% $182	+5% $233	+10% $283
Rate	-1.0pp $245	-0.5pp $214	base $182	+0.5pp $150	+1.0pp $117

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 11 events

1. 2026-06-19
   days on market $125,000 Active 14 DOM
2. 2026-06-18
   days on market $125,000 Active 13 DOM
3. 2026-06-17
   days on market $125,000 Active 12 DOM
4. 2026-06-16
   days on market $125,000 Active 11 DOM
5. 2026-06-15
   days on market $125,000 Active 10 DOM
6. 2026-06-14
   days on market $125,000 Active 8 DOM
7. 2026-06-12
   days on market $125,000 Active 7 DOM
8. 2026-06-09
   days on market $125,000 Active 4 DOM
9. 2026-06-08
   days on market $125,000 Active 3 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $125,000 Active 2 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: $1,490 · $124/mo
• Projected year-2 tax: $1,490 · $124/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 7/10 Severe
• 🌡 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,399
• − Mortgage interest: −$7,002
• − Property taxes: −$1,490
• − Insurance: −$625
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$3,636
• Taxable income: $182
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,141/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

• 2026-06-05 Listed $125,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.2%/yr

Latest (2025): $1,490 · +8.1% YoY. Source: county tax records.