10330 NE 90th St · East Bronson, FL 32621

$129,000

3 bd · 2.0 ba · 952 sqft · Manufactured public records · 93 Days on market

Built 1989 1.25 ac 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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +6.2/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Handyman Special county maintained road just 30 miles away from Gainesville. This Mobile home has 3 bedrooms, 2 baths. The kitchen is partially taken apart and is ready for renovation. Some of the floors need repairs. The property has 2 storage sheds A pump house the pump is only 2yrs old. Has a place for RV hook up. This property is being sold As is

Key facts

• Mature oak trees
• New back stairs
• Modern appliances

Tags

• 1.25 ACRES
• MATURE OAK TREES
• UPDATED FLOORING
• REFRESHED KITCHEN
• MODERN APPLIANCES
• NEW BACK STAIRS

Property features AI

Finance

• Other: Property zoned RR; Property type: Residential manufactured home; Lot acreage: 1 to less than 2 acres
• Financial info: Homestead exemption indicated; No CDD; No lease restrictions indicated
• HOA & community: No association indicated

Exterior

• Utilities: Private well water; Private sewer / septic tank; Electricity available; Cable available; Water service available
• Home design: Manufactured home (single wide); One story; North-facing
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built area ~952 sq ft
• Exterior features: 1.25-acre lot; Dirt and limerock road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Wall/window cooling units
• Interior features: Open floor plan; Kitchen/family room combo
• Laundry & utility: Washer; Dryer; Laundry closet; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 154 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 $4k of equity ($892 loan paydown + $3k 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $51k; list at $129k implies a 153% 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.20% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.99%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.1%
• Equity multiple: 2.05×
• Total profit: $37,931
• Equity at exit: $53,325

10-year hold

• IRR: 20.9%
• Equity multiple: 3.85×
• Total profit: $103,043
• Equity at exit: $78,712

Cash invested: $36,120 (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: 154
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $421

Break-even live

Break-even rent $1,019

Max offer price $129,000

Occupancy floor 68%

Sensitivity live

Price	-10% $494	-5% $458	+0% $421	+5% $385	+10% $348
Rent	-10% $298	-5% $360	+0% $421	+5% $482	+10% $544
Rate	-1.0pp $486	-0.5pp $454	base $421	+0.5pp $388	+1.0pp $354

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   statusdays on market $129,000 Active 93 DOM
2. 2026-06-13
   status $129,000 Pending 91 DOM
3. 2026-06-10
   days on market $129,000 Active 91 DOM
4. 2026-06-09
   days on market $129,000 Active 90 DOM
5. 2026-06-08
   days on market $129,000 Active 89 DOM
6. 2026-06-07
   days on market $129,000 Active 88 DOM
7. 2026-06-05
   days on market $129,000 Active 85 DOM
8. 2026-06-03
   days on market $129,000 Active 84 DOM
9. 2026-06-02
   days on market $129,000 Active 83 DOM
10. 2026-06-01
    days on market $129,000 Active 82 DOM
11. 2026-05-31
    days on market $129,000 Active 81 DOM
12. 2026-05-30
    days on market $129,000 Active 80 DOM
13. 2026-03-11
    listed $129,000 Active
14. 2022-01-19
    soldstatus $51,000
15. 2022-01-14
    soldstatus $51,000 353-char remark

    Show marketing remark (353 chars)

    Handyman Special county maintained road just 30 miles away from Gainesville. This Mobile home has 3 bedrooms, 2 baths. The kitchen is partially taken apart and is ready for renovation. Some of the floors need repairs. The property has 2 storage sheds A pump house the pump is only 2yrs old. Has a place for RV hook up. This property is being sold As is

16. 2021-10-19
    listed $79,900 353-char remark

    Show marketing remark (353 chars)

    Handyman Special county maintained road just 30 miles away from Gainesville. This Mobile home has 3 bedrooms, 2 baths. The kitchen is partially taken apart and is ready for renovation. Some of the floors need repairs. The property has 2 storage sheds A pump house the pump is only 2yrs old. Has a place for RV hook up. This property is being sold As is

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$172/yr (+$14/mo · 19.1%)

ⓘ 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) · 72% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 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: $18,626
• − Mortgage interest: −$7,226
• − Property taxes: −$899
• − Insurance: −$645
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$3,753
• Taxable income: $3,123
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $4,303/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

• Census place: East Bronson, FL
• 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

+61.5% since first listed

4 events — show timeline

• 2026-03-11 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-19 Sold (Public Records) $51,000 Public Records
• 2022-01-14 Sold (MLS) $51,000 DGLMLS
• 2021-10-19 Listed $79,900 DGLMLS

Property tax history

+13.0%/yr

Latest (2025): $899 · +25.9% YoY. Source: county tax records.