10247 SW 113th Ave · Brooker, FL 32622

$200,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 37 Days on market

Built 1996 3.02 ac lot Est $193k · 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +5.9/15.0
• 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

Home has large living room with dining/kitchen combo with island. Large master bedroom with bath. There is an unfinished room on the back of the home that would be perfect for a man-cave/game room.There are several storage sheds that stay.The land is very pretty and well kept with some fencing. New roof was put on in 2018. Home will need some repairs. Home is actually in Graham, Fl but has a Brooker, Fl address

Key facts

• Extra storage
• Remodeled kitchen
• Large back porch

Tags

• REMODELED BATHROOMS
• REMODELED KITCHEN
• SOLAR PANELS
• EXTRA STORAGE
• LARGE BACK PORCH

Property features AI

Finance

• Other: Current use includes agricultural, livestock, manufactured home, residential, and single-family
• HOA & community: Not a senior community

Exterior

• Parking: Other parking
• Utilities: Septic tank; Electricity connected; Sewer connected; Water connected
• Home design: Double wide mobile home
• Construction: Vinyl siding; Metal roof
• Exterior features: Fenced yard with backyard fencing; Cross-fenced areas; Wire fencing; Shed(s) on the property; Agricultural and cleared lot; Easement access; Dirt road frontage

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan; Pantry; Primary bathroom with tub and shower; Split bedroom layout
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included; Electric water heater

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 $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% 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-, health & safety D, amenities 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: 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 37 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $200k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. 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?
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: 1.26% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.98%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $193,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10285 SW 112th Ave	0.17mi	3/2.0	1,568 (+12%)	9mo	$216,500	$138	64

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: 23.4%
• Equity multiple: 2.33×
• Total profit: $74,489
• Equity at exit: $89,929

10-year hold

• IRR: 24.3%
• Equity multiple: 4.47×
• Total profit: $194,376
• Equity at exit: $138,591

Cash invested: $56,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,525 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$71 /mo · $846/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $792

Break-even live

Break-even rent $1,522

Max offer price $200,000

Occupancy floor 64%

Sensitivity live

Price	-10% $906	-5% $849	+0% $792	+5% $736	+10% $679
Rent	-10% $593	-5% $693	+0% $792	+5% $892	+10% $992
Rate	-1.0pp $893	-0.5pp $843	base $792	+0.5pp $741	+1.0pp $688

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $200,000 Active 37 DOM
2. 2026-06-18
   days on market $200,000 Active 34 DOM
3. 2026-06-17
   days on market $200,000 Active 33 DOM
4. 2026-06-16
   days on market $200,000 Active 32 DOM
5. 2026-06-15
   remarks 627-char remark
6. 2026-06-15
   pricedays on market $200,000 Active 31 DOM
7. 2026-06-14
   days on market $215,000 Active 29 DOM
8. 2026-06-13
   days on market $215,000 Active 28 DOM
9. 2026-06-10
   days on market $215,000 Active 26 DOM
10. 2026-06-09
    days on market $215,000 Active 25 DOM
11. 2026-06-08
    days on market $215,000 Active 24 DOM
12. 2026-06-07
    days on market $215,000 Active 23 DOM
13. 2026-06-03
    days on market $215,000 Active 19 DOM
14. 2026-06-02
    days on market $215,000 Active 18 DOM
15. 2026-06-01
    days on market $215,000 Active 17 DOM
16. 2026-05-31
    days on market $215,000 Active 16 DOM
17. 2026-05-30
    days on market $215,000 Active 15 DOM
18. 2026-05-15
    listed $215,000 Active
19. 2020-07-29
    soldstatus $79,900 417-char remark

    Show marketing remark (417 chars)

    Home has large living room with dining/kitchen combo with island. Large master bedroom with bath. There is an unfinished room on the back of the home that would be perfect for a man-cave/game room.There are several storage sheds that stay.The land is very pretty and well kept with some fencing. New roof was put on in 2018. Home will need some repairs. Home is actually in Graham, Fl but has a Brooker, Fl address

20. 2019-11-15
    listed $79,900 417-char remark

    Show marketing remark (417 chars)

    Home has large living room with dining/kitchen combo with island. Large master bedroom with bath. There is an unfinished room on the back of the home that would be perfect for a man-cave/game room.There are several storage sheds that stay.The land is very pretty and well kept with some fencing. New roof was put on in 2018. Home will need some repairs. Home is actually in Graham, Fl but has a Brooker, Fl address

21. 2003-07-28
    soldstatus $51,200

ⓘ 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: $846 · $71/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$814/yr (+$68/mo · 96.1%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,305
• − Mortgage interest: −$11,203
• − Property taxes: −$846
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − Depreciation: −$5,818
• Taxable income: $6,589
• Est. tax owed @ 24.0%: −$1,581
• After-tax cash flow: $7,927/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

+319.9% since first listed

4 events — show timeline

• 2026-05-15 Listed $215,000 realMLS
• 2020-07-29 Sold (MLS) $79,900 realMLS
• 2019-11-15 Listed $79,900 realMLS
• 2003-07-28 Sold (Public Records) $51,200 Public Records

Property tax history

+6.3%/yr

Latest (2025): $846 · +29.5% YoY. Source: county tax records.