207 NW Senter Ave · Branford, FL 32008

$235,000

3 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 8 Days on market

Built 1958 $162/sqft · 5% below area Est $248k · 5% under

---

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).

• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• Cash flow +6.8/30.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

Charming Downtown Branford Home Welcome to this well-maintained 3-bedroom, 2-bathroom home located in the heart of downtown Branford, Florida. Built in 1958, this property blends classic charm with important modern updates, making it an excellent choice for comfortable small-town living. The home features a new roof installed in October 2023, complete with a 10-year labor warranty and a 30-year shingle warranty for added peace of mind. The A/C system was replaced in 2020, and the home also offers updated wiring and plumbing (approximately 2020). All new appliances add even more value and convenience. Home also comes with a well for your lawn and gardening needs. Conveniently located near local shops, schools, and everyday amenities, this home offers both reliability and location in a quiet, friendly community. Enjoy being close to the historic Suwannee River and just minutes from Ichetucknee Springs State Park, known for its crystal-clear waters and outdoor recreation. This charming home is ideal for full-time living, a weekend retreat, or an investment opportunity in beautiful North Florida.

Key facts

• Outdoor recreation
• Move-in-ready home
• 3 garage spots

Tags

• PARTIALLY REMODELED HOME
• MOVE-IN-READY HOME
• EASY ACCESS TO LOCAL AMENITIES
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (41.4% below list).
• Recommended offer: $138k (41.4% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 2.8% in Branford — 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 (#748 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools C-, crime D, amenities F.
• Suwannee (town): math 45% / reading 44% proficiency, ranked #52 of 73 in FL (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 105 active listings in the ZIP; 138 units permitted in Suwannee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 2y 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 $135k; list at $235k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $137,809 (41.4% 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
6. 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.
7. 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.
8. 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: 0.59% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 14.2

CMA / ARV

• ARV (median comp): $247,762
• List price: $235,000
• Delta: -7.17%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26280 85th Ln	0.59mi	2/2.0 (-1)	1,296 (-10%)	4mo	$277,070	$214	47

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.59×
• Total profit: $104,712
• Equity at exit: $211,707

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $326,428
• Equity at exit: $456,553

Cash invested: $65,800 (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 32008

• Home prices YoY: 23.4%
• Active inventory: 105
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$123 /mo · $1,470/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-364

Break-even live

Break-even rent $1,839

Max offer price $170,676

Occupancy floor —

Sensitivity live

Price	-10% $-231	-5% $-298	+0% $-364	+5% $-431	+10% $-497
Rent	-10% $-473	-5% $-419	+0% $-364	+5% $-310	+10% $-255
Rate	-1.0pp $-246	-0.5pp $-304	base $-364	+0.5pp $-425	+1.0pp $-487

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-19
   days on market $235,000 Active 8 DOM
2. 2026-06-18
   days on market $235,000 Active 7 DOM
3. 2026-06-17
   days on market $235,000 Active 6 DOM
4. 2026-06-16
   days on market $235,000 Active 5 DOM
5. 2026-06-15
   days on market $235,000 Active 4 DOM
6. 2026-06-14
   days on market $235,000 Active 2 DOM
7. 2026-06-12
   remarks 451-char remark
8. 2026-06-12
   pricedays on marketlisting id $235,000 Active 1 DOM
9. 2026-06-02
   days on market $230,000 Active 150 DOM
10. 2026-06-01
    days on market $230,000 Active 149 DOM
11. 2026-05-31
    days on market $230,000 Active 148 DOM
12. 2026-05-30
    days on market $230,000 Active 147 DOM
13. 2026-04-24
    price $230,000 1109-char remark

    Show marketing remark (1109 chars)

    Charming Downtown Branford Home Welcome to this well-maintained 3-bedroom, 2-bathroom home located in the heart of downtown Branford, Florida. Built in 1958, this property blends classic charm with important modern updates, making it an excellent choice for comfortable small-town living. The home features a new roof installed in October 2023, complete with a 10-year labor warranty and a 30-year shingle warranty for added peace of mind. The A/C system was replaced in 2020, and the home also offers updated wiring and plumbing (approximately 2020). All new appliances add even more value and convenience. Home also comes with a well for your lawn and gardening needs. Conveniently located near local shops, schools, and everyday amenities, this home offers both reliability and location in a quiet, friendly community. Enjoy being close to the historic Suwannee River and just minutes from Ichetucknee Springs State Park, known for its crystal-clear waters and outdoor recreation. This charming home is ideal for full-time living, a weekend retreat, or an investment opportunity in beautiful North Florida.

14. 2026-02-26
    price $235,000 1109-char remark

    Show marketing remark (1109 chars)

    Charming Downtown Branford Home Welcome to this well-maintained 3-bedroom, 2-bathroom home located in the heart of downtown Branford, Florida. Built in 1958, this property blends classic charm with important modern updates, making it an excellent choice for comfortable small-town living. The home features a new roof installed in October 2023, complete with a 10-year labor warranty and a 30-year shingle warranty for added peace of mind. The A/C system was replaced in 2020, and the home also offers updated wiring and plumbing (approximately 2020). All new appliances add even more value and convenience. Home also comes with a well for your lawn and gardening needs. Conveniently located near local shops, schools, and everyday amenities, this home offers both reliability and location in a quiet, friendly community. Enjoy being close to the historic Suwannee River and just minutes from Ichetucknee Springs State Park, known for its crystal-clear waters and outdoor recreation. This charming home is ideal for full-time living, a weekend retreat, or an investment opportunity in beautiful North Florida.

15. 2026-01-03
    listed $245,000 Active 1109-char remark

    Show marketing remark (1109 chars)

    Charming Downtown Branford Home Welcome to this well-maintained 3-bedroom, 2-bathroom home located in the heart of downtown Branford, Florida. Built in 1958, this property blends classic charm with important modern updates, making it an excellent choice for comfortable small-town living. The home features a new roof installed in October 2023, complete with a 10-year labor warranty and a 30-year shingle warranty for added peace of mind. The A/C system was replaced in 2020, and the home also offers updated wiring and plumbing (approximately 2020). All new appliances add even more value and convenience. Home also comes with a well for your lawn and gardening needs. Conveniently located near local shops, schools, and everyday amenities, this home offers both reliability and location in a quiet, friendly community. Enjoy being close to the historic Suwannee River and just minutes from Ichetucknee Springs State Park, known for its crystal-clear waters and outdoor recreation. This charming home is ideal for full-time living, a weekend retreat, or an investment opportunity in beautiful North Florida.

16. 2025-11-18
    historical
17. 2025-10-13
    price $240,000
18. 2025-10-13
    price $240,000
19. 2025-09-18
    price $245,000
20. 2025-09-18
    price $245,000
21. 2025-07-11
    price $249,900
22. 2025-07-11
    price $249,900
23. 2025-06-16
    price $255,000
24. 2025-06-16
    price $255,000
25. 2025-06-11
    listed $265,000 Active
26. 2025-06-10
    listed $265,000 Active
27. 2025-01-29
    price $260,000
28. 2024-12-29
    price $265,000
29. 2024-12-14
    listed $275,000 Active
30. 2024-11-17
    historical
31. 2024-09-17
    listed $275,000 Active
32. 2024-04-29
    historical
33. 2024-03-22
    listed $275,000 Active
34. 2024-03-19
    listed $275,000 Active
35. 2024-02-28
    price $279,900
36. 2024-02-24
    price $287,000
37. 2024-02-08
    listed $290,000 Active
38. 2021-07-19
    soldstatus $135,000
39. 2021-05-11
    soldstatus $135,000

ⓘ 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: $1,470 · $123/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$480/yr (+$40/mo · 32.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,537
• − Mortgage interest: −$13,164
• − Property taxes: −$1,470
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$6,836
• Taxable loss: −$8,754
• Est. tax savings @ 24.0%: +$2,101
• After-tax cash flow: $-2,268/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: Suwannee
• NCES district ID: 1201830
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $37,785
• Composite: 37.07/100
• National rank: #4503
• State rank: #52 of 73 in FL

Livability — Branford

• Score: 62/100
• State rank: #748
• US rank: #16225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Branford, FL
• Population (ZIP): 6,263

Population outlook (Suwannee County) Hauer SSP2

• Today (2025): 45,226 people
• By 2030: 45,833 · +1.3%
• By 2040: 46,631 · +3.1%
• By 2050: 46,544 · +2.9%
• By 2075: 43,635 · -3.5%
• By 2100: 34,318 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Black 6% Two or more races 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Danish 2% Iranian 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Suwannee

• 2024 margin: Solid R (+61.0) · D 19.3% · R 80.2%
• 2008→2024 swing: -17.8pp toward R · 2008: -43.1pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+56.6 2016: R+55.3 2012: R+45.0 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 75.94%
• Current HPI: 399.7214
• 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

+70.4% since first listed

27 events — show timeline

• 2026-04-24 Price Changed $230,000 NFMLS
• 2026-02-26 Price Changed $235,000 NFMLS
• 2026-01-03 Listed $245,000 NFMLS
• 2025-11-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Price Changed $240,000 NFMLS
• 2025-10-13 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Price Changed $245,000 NFMLS
• 2025-09-18 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $249,900 NFMLS
• 2025-07-11 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $255,000 NFMLS
• 2025-06-16 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-11 Listed $265,000 NFMLS
• 2025-06-10 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-29 Price Changed $260,000 NFMLS
• 2024-12-29 Price Changed $265,000 NFMLS
• 2024-12-14 Listed $275,000 NFMLS
• 2024-11-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-17 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-22 Listed $275,000 NFMLS
• 2024-03-19 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-28 Price Changed $279,900 NFMLS
• 2024-02-24 Price Changed $287,000 NFMLS
• 2024-02-08 Listed $290,000 NFMLS
• 2021-07-19 Sold (Public Records) $135,000 Public Records
• 2021-05-11 Sold (MLS) $135,000 NFMLS

Property tax history

-0.4%/yr

Latest (2025): $1,470 · +3.3% YoY. Source: county tax records.