10500 NW 25th Ave · Branford, FL 32008

$74,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 43 Days on market

Built 1993 $65/sqft · 60% below area ↓ 38% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Two wooded acres, has well, septic and (power pole is there but has been disconnected. It will need to be updated). A three stall workshop/garage that is ready for all of your treasures. Mobile home has little value and can be removed with an acceptable offer or if you are handy this may be a good one to fix up. Bring your boat, or RV. This property is located at the end of the road. Very private.

Key facts

• Three stall workshop
• Wooded acres
• Private location

Tags

• WOODED ACRES
• THREE STALL WORKSHOP
• PRIVATE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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.
• Gilchrist (rural): math 66% / reading 61% proficiency, ranked #9 of 73 in FL (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 105 active listings in the ZIP; 94 units permitted in Gilchrist County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($518 loan paydown + $7k appreciation (10.0% local appreciation)).
• Gilchrist County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.66% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.30%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

• ARV (median comp): $189,202
• List price: $74,900
• Delta: -60.41%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10500 NW 25th Ave	0.00mi	3/2.0	1,152 (0%)	0mo	$65,000	$56	100
10304 NW 25th Ct	0.41mi	3/2.0	1,140 (-1%)	0mo	$195,000	$171	79
10286 NW 25th Ct	0.36mi	3/2.0	1,216 (+6%)	7mo	$193,000	$159	68
10286 NW 25th Ct	0.43mi	3/2.0	1,216 (+6%)	8mo	$193,000	$159	64

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 4.50×
• Total profit: $73,400
• Equity at exit: $67,476

10-year hold

• IRR: 40.4%
• Equity multiple: 10.08×
• Total profit: $190,479
• Equity at exit: $145,514

Cash invested: $20,972 (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 32008

• Home prices YoY: 23.4%
• Active inventory: 105
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $512

Break-even live

Break-even rent $594

Max offer price $74,900

Occupancy floor 54%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-09
   price $74,900 400-char remark

   Show marketing remark (400 chars)

   Two wooded acres, has well, septic and (power pole is there but has been disconnected. It will need to be updated). A three stall workshop/garage that is ready for all of your treasures. Mobile home has little value and can be removed with an acceptable offer or if you are handy this may be a good one to fix up. Bring your boat, or RV. This property is located at the end of the road. Very private.

2. 2026-04-07
   listed $77,900 Active 400-char remark

   Show marketing remark (400 chars)

   Two wooded acres, has well, septic and (power pole is there but has been disconnected. It will need to be updated). A three stall workshop/garage that is ready for all of your treasures. Mobile home has little value and can be removed with an acceptable offer or if you are handy this may be a good one to fix up. Bring your boat, or RV. This property is located at the end of the road. Very private.

3. 2025-07-09
   price $98,900
4. 2025-06-05
   price $114,900
5. 2025-05-22
   price $117,900
6. 2025-05-03
   price $119,900

ⓘ 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: $546 · $45/mo
• Projected year-2 tax: $622 · $52/mo
• Expected delta: +$76/yr (+$6/mo · 13.9%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,910
• − Mortgage interest: −$4,196
• − Property taxes: −$546
• − Insurance: −$374
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,179
• Taxable income: $5,230
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $4,890/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: Gilchrist
• NCES district ID: 1200630
• Math proficiency: 66% ▼ -4.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $39,610
• Composite: 53.01/100
• National rank: #1522
• State rank: #9 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): 6,263

Population outlook (Gilchrist County) Hauer SSP2

• Today (2025): 17,730 people
• By 2030: 17,722 · +-0.0%
• By 2040: 17,393 · -1.9%
• By 2050: 16,597 · -6.4%
• By 2075: 14,300 · -19.3%
• By 2100: 11,498 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Black 6% Two or more races 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Danish 2% Iranian 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Gilchrist

• 2024 margin: Solid R (+68.0) · D 15.6% · R 83.6%
• 2008→2024 swing: -21.2pp toward R · 2008: -46.8pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+64.0 2016: R+62.8 2012: R+51.0 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 75.94%
• Current HPI: 399.7214
• 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

-37.5% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $74,900 St. Augustine and St. Johns County Board of REALTORS®
• 2026-04-07 Listed $77,900 St. Augustine and St. Johns County Board of REALTORS®
• 2025-07-09 Price Changed $98,900 St. Augustine and St. Johns County Board of REALTORS®
• 2025-06-05 Price Changed $114,900 St. Augustine and St. Johns County Board of REALTORS®
• 2025-05-22 Price Changed $117,900 St. Augustine and St. Johns County Board of REALTORS®
• 2025-05-03 Price Changed $119,900 St. Augustine and St. Johns County Board of REALTORS®

Property tax history

+2.6%/yr

Latest (2025): $546 · +2.4% YoY. Source: county tax records.