15591 SW County Road 235 · Brooker, FL 32622

$199,900

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 211 Days on market

Built 1940 1.45 ac lot ↓ 11% since listing

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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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this charming rural farmhouse property located north of Brooker in Bradford county Florida for sale! This 1.45 acre property and home is located on paved County Road 235 and the corner of SW 155th Avenue and includes a 2800 square foot enclosed barn with electricity as well as an additional smaller barn/storage building. Walk up the steps of the farm home for some “front porch sitting” and enjoy the evening sunset. Once inside the home, you will discover hardwood flooring in the living area, lots of windows that provide plenty of natural light, a fireplace insert, a dining area, as well as 3 bedrooms that are all off of the main living area. At the back of the home is a country kitchen that is also light and bright, a bathroom with a tub and shower combo and an interior laundry room and storage area with a washer & dryer that remains with the home. There is also an attached carport and a covered back porch for additional outdoor living and grilling areas. This property setting has farm views and space around you but with easy access to local amenities as it is an easy drive on all paved roads 30 minutes to Gainesville, 20 minutes to Starke or 10 minutes to Lake Butler. Whether you're looking to enjoy a quiet country lifestyle, have a large garden or some chickens or small farm animals, or have an expansive exterior workspace for your "projects", this property provides a great opportunity. Schedule your showing today and experience the charm of rural Florida living!

Key facts

• Country kitchen
• Front porch sitting
• Covered back porch

Tags

• 2800 SQUARE FOOT BARN
• ENCLOSED BARN WITH ELECTRICITY
• COUNTRY KITCHEN
• COVERED BACK PORCH
• FRONT PORCH SITTING
• INTERIOR LAUNDRY ROOM

Property features AI

Finance

• Other: Approximately 1.45 acres (1 to less than 2 acres); Asphalt/paved road access; AG-1 zoning

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank; Electricity connected; Water connected
• Home design: Single family residence; One story; North-facing
• Construction: Brick construction; Metal roof; Brick/mortar foundation; Crawlspace foundation; Barn(s) on property; Frame barn
• Exterior features: Storage; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Thermostat; Gas fireplace with insert
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#492 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D, health & safety D.
• Bradford (town): math 43% / reading 42% proficiency, ranked #57 of 73 in FL (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 93 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Bradford County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.29%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.0%
• Equity multiple: 2.14×
• Total profit: $63,543
• Equity at exit: $89,884

10-year hold

• IRR: 21.1%
• Equity multiple: 4.05×
• Total profit: $170,898
• Equity at exit: $138,521

Cash invested: $55,972 (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 32622

• Active inventory: 21
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,432 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$170 /mo · $2,039/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $620

Break-even live

Break-even rent $1,647

Max offer price $199,900

Occupancy floor 70%

Sensitivity live

Price	-10% $733	-5% $676	+0% $620	+5% $563	+10% $507
Rent	-10% $428	-5% $524	+0% $620	+5% $716	+10% $812
Rate	-1.0pp $720	-0.5pp $671	base $620	+0.5pp $568	+1.0pp $515

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-08
   status $199,900 Pending 211 DOM
2. 2026-06-07
   days on market $199,900 Active 211 DOM
3. 2026-06-03
   days on market $199,900 Active 207 DOM
4. 2026-06-02
   days on market $199,900 Active 206 DOM
5. 2026-06-01
   days on market $199,900 Active 205 DOM
6. 2026-05-31
   days on market $199,900 Active 204 DOM
7. 2026-05-30
   days on market $199,900 Active 203 DOM
8. 2026-05-03
   status Active 1527-char remark

   Show marketing remark (1527 chars)

   Check out this charming rural farmhouse property located north of Brooker in Bradford county Florida for sale! This 1.45 acre property and home is located on paved County Road 235 and the corner of SW 155th Avenue and includes a 2800 square foot enclosed barn with electricity as well as an additional smaller barn/storage building. Walk up the steps of the farm home for some “front porch sitting” and enjoy the evening sunset. Once inside the home, you will discover hardwood flooring in the living area, lots of windows that provide plenty of natural light, a fireplace insert, a dining area, as well as 3 bedrooms that are all off of the main living area. At the back of the home is a country kitchen that is also light and bright, a bathroom with a tub and shower combo and an interior laundry room and storage area with a washer & dryer that remains with the home. There is also an attached carport and a covered back porch for additional outdoor living and grilling areas. This property setting has farm views and space around you but with easy access to local amenities as it is an easy drive on all paved roads 30 minutes to Gainesville, 20 minutes to Starke or 10 minutes to Lake Butler. Whether you're looking to enjoy a quiet country lifestyle, have a large garden or some chickens or small farm animals, or have an expansive exterior workspace for your "projects", this property provides a great opportunity. Schedule your showing today and experience the charm of rural Florida living!

9. 2026-04-29
   status Active
10. 2026-04-16
    status Pending
11. 2026-03-20
    price $199,900 1527-char remark

    Show marketing remark (1527 chars)

    Check out this charming rural farmhouse property located north of Brooker in Bradford county Florida for sale! This 1.45 acre property and home is located on paved County Road 235 and the corner of SW 155th Avenue and includes a 2800 square foot enclosed barn with electricity as well as an additional smaller barn/storage building. Walk up the steps of the farm home for some “front porch sitting” and enjoy the evening sunset. Once inside the home, you will discover hardwood flooring in the living area, lots of windows that provide plenty of natural light, a fireplace insert, a dining area, as well as 3 bedrooms that are all off of the main living area. At the back of the home is a country kitchen that is also light and bright, a bathroom with a tub and shower combo and an interior laundry room and storage area with a washer & dryer that remains with the home. There is also an attached carport and a covered back porch for additional outdoor living and grilling areas. This property setting has farm views and space around you but with easy access to local amenities as it is an easy drive on all paved roads 30 minutes to Gainesville, 20 minutes to Starke or 10 minutes to Lake Butler. Whether you're looking to enjoy a quiet country lifestyle, have a large garden or some chickens or small farm animals, or have an expansive exterior workspace for your "projects", this property provides a great opportunity. Schedule your showing today and experience the charm of rural Florida living!

12. 2026-03-20
    price $199,900

    Show marketing remark (1527 chars)

    Check out this charming rural farmhouse property located north of Brooker in Bradford county Florida for sale! This 1.45 acre property and home is located on paved County Road 235 and the corner of SW 155th Avenue and includes a 2800 square foot enclosed barn with electricity as well as an additional smaller barn/storage building. Walk up the steps of the farm home for some “front porch sitting” and enjoy the evening sunset. Once inside the home, you will discover hardwood flooring in the living area, lots of windows that provide plenty of natural light, a fireplace insert, a dining area, as well as 3 bedrooms that are all off of the main living area. At the back of the home is a country kitchen that is also light and bright, a bathroom with a tub and shower combo and an interior laundry room and storage area with a washer & dryer that remains with the home. There is also an attached carport and a covered back porch for additional outdoor living and grilling areas. This property setting has farm views and space around you but with easy access to local amenities as it is an easy drive on all paved roads 30 minutes to Gainesville, 20 minutes to Starke or 10 minutes to Lake Butler. Whether you're looking to enjoy a quiet country lifestyle, have a large garden or some chickens or small farm animals, or have an expansive exterior workspace for your "projects", this property provides a great opportunity. Schedule your showing today and experience the charm of rural Florida living!

13. 2026-01-16
    status Active
14. 2026-01-07
    historical
15. 2026-01-07
    status Pending
16. 2025-12-10
    status Active 1527-char remark

    Show marketing remark (1527 chars)

    Check out this charming rural farmhouse property located north of Brooker in Bradford county Florida for sale! This 1.45 acre property and home is located on paved County Road 235 and the corner of SW 155th Avenue and includes a 2800 square foot enclosed barn with electricity as well as an additional smaller barn/storage building. Walk up the steps of the farm home for some “front porch sitting” and enjoy the evening sunset. Once inside the home, you will discover hardwood flooring in the living area, lots of windows that provide plenty of natural light, a fireplace insert, a dining area, as well as 3 bedrooms that are all off of the main living area. At the back of the home is a country kitchen that is also light and bright, a bathroom with a tub and shower combo and an interior laundry room and storage area with a washer & dryer that remains with the home. There is also an attached carport and a covered back porch for additional outdoor living and grilling areas. This property setting has farm views and space around you but with easy access to local amenities as it is an easy drive on all paved roads 30 minutes to Gainesville, 20 minutes to Starke or 10 minutes to Lake Butler. Whether you're looking to enjoy a quiet country lifestyle, have a large garden or some chickens or small farm animals, or have an expansive exterior workspace for your "projects", this property provides a great opportunity. Schedule your showing today and experience the charm of rural Florida living!

17. 2025-12-10
    status Active

    Show marketing remark (1527 chars)

    Check out this charming rural farmhouse property located north of Brooker in Bradford county Florida for sale! This 1.45 acre property and home is located on paved County Road 235 and the corner of SW 155th Avenue and includes a 2800 square foot enclosed barn with electricity as well as an additional smaller barn/storage building. Walk up the steps of the farm home for some “front porch sitting” and enjoy the evening sunset. Once inside the home, you will discover hardwood flooring in the living area, lots of windows that provide plenty of natural light, a fireplace insert, a dining area, as well as 3 bedrooms that are all off of the main living area. At the back of the home is a country kitchen that is also light and bright, a bathroom with a tub and shower combo and an interior laundry room and storage area with a washer & dryer that remains with the home. There is also an attached carport and a covered back porch for additional outdoor living and grilling areas. This property setting has farm views and space around you but with easy access to local amenities as it is an easy drive on all paved roads 30 minutes to Gainesville, 20 minutes to Starke or 10 minutes to Lake Butler. Whether you're looking to enjoy a quiet country lifestyle, have a large garden or some chickens or small farm animals, or have an expansive exterior workspace for your "projects", this property provides a great opportunity. Schedule your showing today and experience the charm of rural Florida living!

18. 2025-12-08
    status Pending
19. 2025-10-16
    listed $224,900 Active 1527-char remark

    Show marketing remark (1527 chars)

    Check out this charming rural farmhouse property located north of Brooker in Bradford county Florida for sale! This 1.45 acre property and home is located on paved County Road 235 and the corner of SW 155th Avenue and includes a 2800 square foot enclosed barn with electricity as well as an additional smaller barn/storage building. Walk up the steps of the farm home for some “front porch sitting” and enjoy the evening sunset. Once inside the home, you will discover hardwood flooring in the living area, lots of windows that provide plenty of natural light, a fireplace insert, a dining area, as well as 3 bedrooms that are all off of the main living area. At the back of the home is a country kitchen that is also light and bright, a bathroom with a tub and shower combo and an interior laundry room and storage area with a washer & dryer that remains with the home. There is also an attached carport and a covered back porch for additional outdoor living and grilling areas. This property setting has farm views and space around you but with easy access to local amenities as it is an easy drive on all paved roads 30 minutes to Gainesville, 20 minutes to Starke or 10 minutes to Lake Butler. Whether you're looking to enjoy a quiet country lifestyle, have a large garden or some chickens or small farm animals, or have an expansive exterior workspace for your "projects", this property provides a great opportunity. Schedule your showing today and experience the charm of rural Florida living!

20. 2025-10-16
    listed $224,900 Active

    Show marketing remark (1527 chars)

    Check out this charming rural farmhouse property located north of Brooker in Bradford county Florida for sale! This 1.45 acre property and home is located on paved County Road 235 and the corner of SW 155th Avenue and includes a 2800 square foot enclosed barn with electricity as well as an additional smaller barn/storage building. Walk up the steps of the farm home for some “front porch sitting” and enjoy the evening sunset. Once inside the home, you will discover hardwood flooring in the living area, lots of windows that provide plenty of natural light, a fireplace insert, a dining area, as well as 3 bedrooms that are all off of the main living area. At the back of the home is a country kitchen that is also light and bright, a bathroom with a tub and shower combo and an interior laundry room and storage area with a washer & dryer that remains with the home. There is also an attached carport and a covered back porch for additional outdoor living and grilling areas. This property setting has farm views and space around you but with easy access to local amenities as it is an easy drive on all paved roads 30 minutes to Gainesville, 20 minutes to Starke or 10 minutes to Lake Butler. Whether you're looking to enjoy a quiet country lifestyle, have a large garden or some chickens or small farm animals, or have an expansive exterior workspace for your "projects", this property provides a great opportunity. Schedule your showing today and experience the charm of rural Florida living!

21. 2025-10-16
    listed $224,900 Active

    Show marketing remark (1527 chars)

    Check out this charming rural farmhouse property located north of Brooker in Bradford county Florida for sale! This 1.45 acre property and home is located on paved County Road 235 and the corner of SW 155th Avenue and includes a 2800 square foot enclosed barn with electricity as well as an additional smaller barn/storage building. Walk up the steps of the farm home for some “front porch sitting” and enjoy the evening sunset. Once inside the home, you will discover hardwood flooring in the living area, lots of windows that provide plenty of natural light, a fireplace insert, a dining area, as well as 3 bedrooms that are all off of the main living area. At the back of the home is a country kitchen that is also light and bright, a bathroom with a tub and shower combo and an interior laundry room and storage area with a washer & dryer that remains with the home. There is also an attached carport and a covered back porch for additional outdoor living and grilling areas. This property setting has farm views and space around you but with easy access to local amenities as it is an easy drive on all paved roads 30 minutes to Gainesville, 20 minutes to Starke or 10 minutes to Lake Butler. Whether you're looking to enjoy a quiet country lifestyle, have a large garden or some chickens or small farm animals, or have an expansive exterior workspace for your "projects", this property provides a great opportunity. Schedule your showing today and experience the charm of rural Florida living!

ⓘ 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: $2,039 · $170/mo
• Projected year-2 tax: $2,039 · $170/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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,184
• − Mortgage interest: −$11,198
• − Property taxes: −$2,039
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,335
• − Management: −$2,335
• − Depreciation: −$5,815
• Taxable income: $4,463
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $6,366/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: Bradford
• NCES district ID: 1200120
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,661
• Composite: 35.78/100
• National rank: #4840
• State rank: #57 of 73 in FL

Livability — Brooker

• Score: 69/100
• State rank: #492
• US rank: #9028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,418

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 24,999 people
• By 2030: 23,895 · -4.4%
• By 2040: 21,329 · -14.7%
• By 2050: 18,681 · -25.3%
• By 2075: 13,557 · -45.8%
• By 2100: 9,228 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Italian 3% Romanian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+57.2) · D 21.1% · R 78.4%
• 2008→2024 swing: -16.9pp toward R · 2008: -40.3pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+52.6 2016: R+49.5 2012: R+42.1 2008: R+40.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-11.1% since first listed

14 events — show timeline

• 2026-05-03 Relisted — NFMLS
• 2026-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $199,900 NFMLS
• 2026-03-20 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listing Removed — realMLS
• 2026-01-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Relisted — NFMLS
• 2025-12-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Listed $224,900 realMLS
• 2025-10-16 Listed $224,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Listed $224,900 NFMLS

Property tax history

+8.2%/yr

Latest (2025): $2,039 · +18.5% YoY. Source: county tax records.