10811 NE 57th St · East Bronson, FL 32621

$199,900

3 bd · 2.0 ba · 1,144 sqft · Manufactured public records · 99 Days on market

Built 2022 0.92 ac lot Est $205k · at est.

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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 +14.0/30.0
• ARV discount +8.6/15.0
• Appreciation +6.2/10.0
• DSCR +4.3/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NEARLY NEW 2022 HOME ON . 92 ACRE — PRICED UNDER $200K! Tucked away between Williston and Bronson, this 3BR/2BA manufactured home offers peaceful country living, privacy, and room to enjoy the outdoors. The open floor plan features an eat-in kitchen, split-bedroom layout, walk-in closets in every bedroom, and extra storage off the laundry room. Outside, the fenced . 92-acre lot offers wooded privacy, space for a garden, pets, or outdoor projects, plus a privacy-fenced courtyard ideal for grilling, relaxing, or entertaining. An insulated storage shed, additional tool shed, and generator housing add practical value and convenience. Located just a short distance down a county-maintained

Key facts

• Open floor plan
• Extra storage
• Nearly an acre

Tags

• NEARLY AN ACRE
• OPEN FLOOR PLAN
• EAT-IN KITCHEN
• WALK-IN CLOSETS
• EXTRA STORAGE
• FENCED LOT

Property features AI

Finance

• Other: Homestead exempt; Lot approximately 0.92 acres (155 x 285, limerock road); Living area about 1,144 square feet; No waterfront or water access; Furnished: negotiable

Exterior

• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured double-wide home; Single-story; South-facing; Crawlspace foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Other exterior features

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Split bedroom layout; 7 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $27 ($319/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (17.8% below list).
• Recommended offer: $164k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.4% in East Bronson — 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 (#768 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Levy (rural): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 153 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.4% local appreciation)).
• Levy County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, 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 99 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,221 (17.8% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 18% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.82% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $204,776
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11290 NE 56th St	0.50mi	3/2.0	1,080 (-6%)	6mo	$114,900	$106	62
5350 NE 108 Ter	0.41mi	3/2.0	1,001 (-12%)	3mo	$179,000	$179	57

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

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.34×
• Total profit: $18,913
• Equity at exit: $82,633

10-year hold

• IRR: 9.4%
• Equity multiple: 2.32×
• Total profit: $73,638
• Equity at exit: $121,972

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 32621

• Home prices YoY: 0.7%
• Active inventory: 153
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $27

Break-even live

Break-even rent $1,609

Max offer price $199,900

Occupancy floor 93%

Sensitivity live

Price	-10% $140	-5% $83	+0% $27	+5% $-30	+10% $-87
Rent	-10% $-103	-5% $-38	+0% $27	+5% $91	+10% $156
Rate	-1.0pp $127	-0.5pp $77	base $27	+0.5pp $-25	+1.0pp $-78

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 18 events

1. 2026-06-18
   days on market $199,900 Active 99 DOM
2. 2026-06-17
   days on market $199,900 Active 98 DOM
3. 2026-06-16
   days on market $199,900 Active 97 DOM
4. 2026-06-15
   days on market $199,900 Active 96 DOM
5. 2026-06-14
   days on market $199,900 Active 94 DOM
6. 2026-06-13
   days on market $199,900 Active 93 DOM
7. 2026-06-10
   days on market $199,900 Active 91 DOM
8. 2026-06-09
   days on market $199,900 Active 90 DOM
9. 2026-06-08
   days on market $199,900 Active 89 DOM
10. 2026-06-07
    days on market $199,900 Active 88 DOM
11. 2026-06-05
    remarks 693-char remark
12. 2026-06-05
    days on market $199,900 Active 85 DOM
13. 2026-06-03
    days on market $199,900 Active 84 DOM
14. 2026-06-02
    days on market $199,900 Active 83 DOM
15. 2026-06-01
    days on market $199,900 Active 82 DOM
16. 2026-05-31
    days on market $199,900 Active 81 DOM
17. 2026-05-30
    days on market $199,900 Active 80 DOM
18. 2026-03-11
    listed $199,900 Active

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $1,670 · $139/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,707
• − Mortgage interest: −$11,198
• − Property taxes: −$1,670
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$5,815
• Taxable loss: −$3,129
• Est. tax savings @ 24.0%: +$751
• After-tax cash flow: $1,070/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: Levy
• NCES district ID: 1201140
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,254
• Composite: 36.42/100
• National rank: #4673
• State rank: #54 of 73 in FL

Livability — East Bronson

• Score: 62/100
• State rank: #768
• US rank: #17230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,540

Population outlook (Levy County) Hauer SSP2

• Today (2025): 36,536 people
• By 2030: 34,498 · -5.6%
• By 2040: 30,294 · -17.1%
• By 2050: 26,368 · -27.8%
• By 2075: 19,003 · -48.0%
• By 2100: 13,169 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Black 9% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Levy

• 2024 margin: Solid R (+50.3) · D 24.6% · R 74.8%
• 2008→2024 swing: -23.3pp toward R · 2008: -26.9pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.6 2016: R+44.8 2012: R+32.2 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.35%
• Current HPI: 340.879
• 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

• 2026-03-11 Listed $199,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+31.0%/yr

Latest (2025): $1,670 · +16.6% YoY. Source: county tax records.