13088 County Road 122 · Sanderson, FL 32807

$259,900

3 bd · 2.0 ba · 2,170 sqft · Manufactured public records · 31 Days on market

Built 2023 ↓ 2% since listing

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• DSCR +3.6/10.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ublic Remarks: Nearly new 2023 Manufactured home on 1.0 Acre This 3-Bedroom 2 Bath home has been completely renovated. New paint throughout. Inside you will find an open concept kitchen with breakfast bar. Kitchen is well appointed with Frigidaire appliances. This home offers a split plan. Primary bedroom includes walk-in closet ensuite with separate shower and a soaking tub. The living area is bathed in natural light. add to the openness. .This inviting home is a true gem. Country living at its finest. Entire property is fenced. Be the first to see and make an offer.

Key facts

• Ensuite
• Open concept kitchen
• Walk-in closet

Tags

• OPEN CONCEPT KITCHEN
• BREAKFAST BAR
• FRIGIDAIRE APPLIANCES
• WALK-IN CLOSET
• ENSUITE
• SEPARATE SHOWER

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Circular driveway
• Utilities: Septic tank; Cable available; Electricity connected
• Home design: Double wide manufactured home; One story; Faces east; Used as a residential property
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered rear porch; Full wood fencing; Cleared lot with many trees; Dirt road access

Interior

• Kitchen: Dishwasher; Electric range; Ice maker; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Kitchen island; Open floor plan; Primary bathroom with separate tub and shower; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility sink

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $-50 ($-603/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (22.2% below list).
• Recommended offer: $202k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Baker (town): math 53% / reading 49% proficiency, ranked #28 of 73 in FL (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Baker County Middle School (math 47% / reading 42%, grade D, #320 of 571 statewide, top 57%, 1,102 students, 52% FRL); Baker County Senior High School (math 41% / reading 48%, grade F, #237 of 667 statewide, top 36%, 1,425 students, 40% FRL).
• Market conditions: Rents rising (+2.6%/yr); 172 active listings in the ZIP; 99 units permitted in Baker County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Baker County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,275 (22.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-46,189
• Equity at exit: $38,752

10-year hold

• IRR: -11.1%
• Equity multiple: 0.34×
• Total profit: $-47,891
• Equity at exit: $22,471

Cash invested: $72,772 (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 32807

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 172
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,023 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-50

Break-even live

Break-even rent $2,086

Max offer price $251,016

Occupancy floor 97%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $259,900 Active 31 DOM
2. 2026-06-18
   days on market $259,900 Active 30 DOM
3. 2026-06-17
   days on market $259,900 Active 29 DOM
4. 2026-06-16
   days on market $259,900 Active 28 DOM
5. 2026-06-15
   days on market $259,900 Active 27 DOM
6. 2026-06-14
   days on market $259,900 Active 25 DOM
7. 2026-06-12
   days on market $259,900 Active 24 DOM
8. 2026-06-09
   days on market $259,900 Active 21 DOM
9. 2026-06-08
   days on market $259,900 Active 20 DOM
10. 2026-06-07
    days on market $259,900 Active 19 DOM
11. 2026-06-05
    days on market $259,900 Active 16 DOM
12. 2026-06-02
    days on market $259,900 Active 14 DOM
13. 2026-06-01
    days on market $259,900 Active 13 DOM
14. 2026-05-31
    days on market $259,900 Active 12 DOM
15. 2026-05-30
    days on market $259,900 Active 11 DOM
16. 2026-05-22
    price $259,900
17. 2026-05-15
    listed $265,000 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: $2,124 · $177/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: +$33/yr (+$3/mo · 1.5%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,273
• − Mortgage interest: −$14,558
• − Property taxes: −$2,124
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − Depreciation: −$7,561
• Taxable loss: −$5,154
• Est. tax savings @ 24.0%: +$1,237
• After-tax cash flow: $633/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: Baker
• NCES district ID: 1200060
• Math proficiency: 53% ▼ -6.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $50,301
• Composite: 43.67/100
• National rank: #2958
• State rank: #28 of 73 in FL

Livability — Sanderson

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 34,456
• Household income: $59,971
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1566.0

Population outlook (Baker County) Hauer SSP2

• Today (2025): 27,607 people
• By 2030: 27,452 · -0.6%
• By 2040: 26,637 · -3.5%
• By 2050: 25,103 · -9.1%
• By 2075: 19,576 · -29.1%
• By 2100: 11,664 · -57.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 25% Two or more races 24% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 28% Cuban 7% Dominican 5%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 52% Vietnamese 2% Other Indo-European 1%

Political lean MEDSL · Baker

• 2024 margin: Solid R (+73.1) · D 13.2% · R 86.3%
• 2008→2024 swing: -15.7pp toward R · 2008: -57.4pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+70.2 2016: R+64.8 2012: R+58.6 2008: R+57.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.72%
• Current HPI: 388.4089
• Rent YoY: ▲ 2.60%
• Metro: Orlando-Kissimmee-Sanford, FL
• 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

-1.9% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $259,900 realMLS
• 2026-05-15 Listed $265,000 realMLS

Property tax history

+2.8%/yr

Latest (2025): $2,124 · +3.1% YoY. Source: county tax records.