10871 NE 106th Ct · East Bronson, FL 32618

$154,900

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 17 Days on market

Built 2017 2.56 ac lot Est $150k · at est.

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +6.7/10.0
• ARV discount +6.0/15.0
• Appreciation +5.3/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Under contract-accepting backup offers. Welcome to an affordable opportunity to own your own slice of North Florida. Situated on 2.56 beautiful acres in Archer, this 2017 2-bedroom, 1-bath mobile home offers the kind of privacy, usable land, and peaceful setting that can be hard to find at this price point. With the homesite nicely cleared around the residence, buyers will appreciate the open feel near the home while still enjoying the space and separation that a larger parcel provides. Inside, the home features brand-new luxury flooring and a clean, move-in ready feel, giving the next owner a strong starting point to make the space their own over time. Whether you are looking for a primary

Key facts

• Well and septic
• Privacy
• 2.56 acres

Tags

• 2.56 ACRES
• WELL AND SEPTIC
• USABLE LAND
• PRIVACY

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Total acreage between 2 and less than 5 acres (approx. 2.56 acres); Road surface: Limerock; Number of wells: 1; Number of septics: 1; Furnished: Unfurnished; Homestead: Yes
• HOA & community: No HOA/association

Exterior

• Utilities: Well water; Septic tank; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured single-wide home; One story; Faces south
• Construction: Vinyl siding; Shingle roof; Pillar/Post/Pier foundation; Built as a manufactured home (single wide)
• Exterior features: Level lot; Trees and landscaping; Shed(s)

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Zoned heating; Mini-split cooling; Zoned cooling
• Interior features: Open floor plan
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 135 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 $2k of equity ($1k loan paydown + $929 appreciation (0.6% 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 (0.6% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $155k implies a 209% gain — meaningful room to come down on a strong offer.

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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,576 (1.5% below list)

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. 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?
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: 1.17% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $149,968
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10871 NE 106th Ct	0.00mi	2/2.0	728 (0%)	1mo	$150,000	$206	96

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

Projected returns pro-forma

0.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.70×
• Total profit: $30,287
• Equity at exit: $49,677

10-year hold

• IRR: 18.0%
• Equity multiple: 3.09×
• Total profit: $90,840
• Equity at exit: $63,607

Cash invested: $43,372 (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 32618

• Home prices YoY: 0.2%
• Active inventory: 135
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,813 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $478

Break-even live

Break-even rent $1,208

Max offer price $154,900

Occupancy floor 69%

Sensitivity live

Price	-10% $566	-5% $522	+0% $478	+5% $434	+10% $390
Rent	-10% $335	-5% $406	+0% $478	+5% $550	+10% $621
Rate	-1.0pp $556	-0.5pp $517	base $478	+0.5pp $438	+1.0pp $397

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-07
   status Pending
2. 2026-04-20
   listed $154,900 Active
3. 2018-08-21
   soldstatus $50,100
4. 1993-10-01
   soldstatus $6,000

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$357/yr (+$30/mo · 38.4%)

ⓘ 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 6 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,756
• − Mortgage interest: −$8,677
• − Property taxes: −$929
• − Insurance: −$774
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$4,506
• Taxable income: $3,389
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $4,923/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): 7,340

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 (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

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: ▲ 0.60%
• Current HPI: 321.3332
• 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

+2481.7% since first listed

4 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2018-08-21 Sold (Public Records) $50,100 Public Records
• 1993-10-01 Sold (Public Records) $6,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $929 · +26.1% YoY. Source: county tax records.