634 N Cherry St · Starke, FL 32091

$60,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 2 Days on market

Built 1946 5,227 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

75x110 lot. Fenced.

Key facts

• 5,227 sq ft lot
• Parking
• Built 1946

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Carport (1 space); On-street parking
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Single-family residence; One story; Northeast-facing; Property is attached
• Construction: Wood siding exterior; Metal roof
• Exterior features: Few trees on the lot; City street frontage; Asphalt road surface; Sidewalks in the community

Interior

• Kitchen: No appliances included
• Bedrooms: Three bedrooms (all on main level)
• Bathrooms: One full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Two total rooms; Unfurnished
• Laundry & utility: No specific laundry appliances listed; 100 amp electrical service

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 18.1% vs local median 3.6% in Starke — 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 72/100 on livability (#336 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F, employment F.
• 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.
• Zoned schools: Bradford Middle School (math 45% / reading 36%, grade F, #360 of 571 statewide, top 64%, 660 students, 70% FRL); Bradford High School (math 33% / reading 38%, grade F, #367 of 667 statewide, top 57%, 790 students, 53% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 153 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 93 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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.
• Current owner paid $12k; list at $60k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $60,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.11% ✓
• Cap rate: 18.13%
• Cash-on-cash: 42.26%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $181,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 N Thompson St	0.31mi	3/1.5	1,075 (-2%)	7mo	$210,000	$195	76
762 N Walnut St	0.16mi	3/1.0	1,199 (+10%)	2mo	$150,000	$125	75
424 N Water St	0.17mi	2/1.0 (-1)	1,035 (-5%)	9mo	$119,900	$116	71
602 E Washington St	0.12mi	3/2.0	1,194 (+9%)	8mo	$165,000	$138	68
510 N Saint Clair St	0.18mi	3/1.0	984 (-10%)	11mo	$145,000	$147	66
529 N Water St	0.10mi	3/2.0	1,232 (+13%)	10mo	$255,000	$207	61
624 N Lake St	0.32mi	3/1.0	1,232 (+13%)	3mo	$185,000	$150	61
426 Davis St	0.64mi	3/1.0	1,120 (+3%)	7mo	$182,000	$163	60
998 N Thompson St	0.28mi	4/2.0 (+1)	1,166 (+7%)	11mo	$208,000	$178	58
431 Center St	0.49mi	3/2.0	1,176 (+8%)	11mo	$195,000	$166	51
210 N Saint Clair St	0.39mi	3/2.0	1,234 (+13%)	6mo	$260,000	$211	51
318 W Lafayette St	0.67mi	2/1.0 (-1)	960 (-12%)	11mo	$200,000	$208	34

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

Projected returns pro-forma

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

5-year hold

• IRR: 39.0%
• Equity multiple: 2.67×
• Total profit: $27,975
• Equity at exit: $8,946

10-year hold

• IRR: 45.4%
• Equity multiple: 5.34×
• Total profit: $72,946
• Equity at exit: $5,188

Cash invested: $16,800 (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 32091

• Home prices YoY: -10.6%
• Active inventory: 153
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$315
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $592

Break-even live

Break-even rent $518

Max offer price $60,000

Occupancy floor 48%

Sensitivity live

Price	-10% $626	-5% $609	+0% $592	+5% $575	+10% $558
Rent	-10% $492	-5% $542	+0% $592	+5% $642	+10% $692
Rate	-1.0pp $622	-0.5pp $607	base $592	+0.5pp $576	+1.0pp $560

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 E Brownlee St Starke, FL	2.0	1.0	815	$850	$1.04	13d	2	0.35mi
905 E Thomas St Starke, FL	2.0	1.0	815	$850	$1.04	8d	1	0.39mi
650 E Call St Starke, FL	3.0	2.5	1438	$2,300	$1.60	13d	1	0.50mi
1541 McCollum St Starke, FL	2.0	1.0	900	$1,200	$1.33	14d	1	0.85mi
687 S Orange St Starke, FL	2.0	2.0	1200	$1,450	$1.21	13d	1	0.90mi

Listing history 3 events

1. 2026-06-18
   days on market $60,000 Active 2 DOM
2. 2026-06-16
   remarks 443-char remark
3. 2026-06-16
   listed $60,000 Active 1 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: $833 · $69/mo
• Projected year-2 tax: $833 · $69/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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,201
• − Mortgage interest: −$3,361
• − Property taxes: −$833
• − Insurance: −$300
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$1,745
• Taxable income: $6,529
• Est. tax owed @ 24.0%: −$1,567
• After-tax cash flow: $5,533/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 — Starke

• Score: 72/100
• State rank: #336
• US rank: #5839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Starke, FL
• City population: 16,062
• Population (ZIP): 16,062

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 (69%)
• Race & ethnicity: White 69% Black 20% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 3% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada, Mexico, Jamaica
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -36.09%
• Current HPI: 305.3668
• 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

+380.0% since first listed

4 events — show timeline

• 2026-06-16 Listed $60,000 realMLS
• 2006-06-24 Listing Removed — realMLS
• 2006-01-25 Listed $28,000 realMLS
• 1979-09-01 Sold (Public Records) $12,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $833 · +13.4% YoY. Source: county tax records.