10507 Prospect Ave · Hampton, FL 32044

$133,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 40 Days on market

Built 1955 0.33 ac lot

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Why this score? — see what drove the C- 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 +15.3/30.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Adorable country cabin on .28 acre lot with paved county road frontage. Tongue and groove wood walls and ceilings throughout. Updated wiring, lighting and flooring. Remodeled bathroom. Large inside laundry room and pantry area. Detached shed. This one is move in ready and priced well. Make an appointment to see this one today.

Key facts

• Secluded lot
• Canning pantry
• Newer metal roof

Tags

• SECLUDED LOT
• ORIGINAL TONGUE GROOVE
• NEWER METAL ROOF
• CANNING PANTRY
• OUTSIDE FIRE PIT AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $48 ($576/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (17.5% below list).
• Recommended offer: $110k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#842 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, 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: 15 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 $13k of equity ($920 loan paydown + $12k appreciation (8.9% 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 (8.9% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 40 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $109,695 (17.5% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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. 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?
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: 0.82% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.77×
• Total profit: $65,989
• Equity at exit: $109,753

10-year hold

• IRR: 20.9%
• Equity multiple: 6.10×
• Total profit: $189,934
• Equity at exit: $226,734

Cash invested: $37,240 (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 32044

• Home prices YoY: 2.6%
• Active inventory: 15
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $48

Break-even live

Break-even rent $1,036

Max offer price $133,000

Occupancy floor 91%

Sensitivity live

Price	-10% $123	-5% $86	+0% $48	+5% $10	+10% $-27
Rent	-10% $-39	-5% $5	+0% $48	+5% $91	+10% $135
Rate	-1.0pp $115	-0.5pp $82	base $48	+0.5pp $14	+1.0pp $-21

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-04-30
   soldstatus $133,000
2. 2026-04-20
   status Pending
3. 2026-03-11
   listed $133,000 Active
4. 2026-03-04
   historical
5. 2026-02-05
   status Active

   Show marketing remark (342 chars)

   Adorable country cabin on .28 acre lot with paved county road frontage. Tongue and groove wood walls and ceilings throughout. Updated wiring, lighting and flooring. Remodeled bathroom. Large inside laundry room and pantry area. Detached shed. This one is move in ready and priced well. Make an appointment to see this one today.

6. 2026-02-05
   status Active 342-char remark

   Show marketing remark (342 chars)

   Adorable country cabin on .28 acre lot with paved county road frontage. Tongue and groove wood walls and ceilings throughout. Updated wiring, lighting and flooring. Remodeled bathroom. Large inside laundry room and pantry area. Detached shed. This one is move in ready and priced well. Make an appointment to see this one today.

7. 2026-02-03
   status Pending

   Show marketing remark (342 chars)

   Adorable country cabin on .28 acre lot with paved county road frontage. Tongue and groove wood walls and ceilings throughout. Updated wiring, lighting and flooring. Remodeled bathroom. Large inside laundry room and pantry area. Detached shed. This one is move in ready and priced well. Make an appointment to see this one today.

8. 2026-02-03
   status Pending 342-char remark

   Show marketing remark (342 chars)

   Adorable country cabin on .28 acre lot with paved county road frontage. Tongue and groove wood walls and ceilings throughout. Updated wiring, lighting and flooring. Remodeled bathroom. Large inside laundry room and pantry area. Detached shed. This one is move in ready and priced well. Make an appointment to see this one today.

9. 2026-02-03
   historical 342-char remark

   Show marketing remark (342 chars)

   Adorable country cabin on .28 acre lot with paved county road frontage. Tongue and groove wood walls and ceilings throughout. Updated wiring, lighting and flooring. Remodeled bathroom. Large inside laundry room and pantry area. Detached shed. This one is move in ready and priced well. Make an appointment to see this one today.

10. 2026-02-03
    listed $133,000 Active

    Show marketing remark (342 chars)

    Adorable country cabin on .28 acre lot with paved county road frontage. Tongue and groove wood walls and ceilings throughout. Updated wiring, lighting and flooring. Remodeled bathroom. Large inside laundry room and pantry area. Detached shed. This one is move in ready and priced well. Make an appointment to see this one today.

11. 2025-11-05
    status Active 342-char remark

    Show marketing remark (342 chars)

    Adorable country cabin on .28 acre lot with paved county road frontage. Tongue and groove wood walls and ceilings throughout. Updated wiring, lighting and flooring. Remodeled bathroom. Large inside laundry room and pantry area. Detached shed. This one is move in ready and priced well. Make an appointment to see this one today.

12. 2025-10-08
    status Pending 342-char remark

    Show marketing remark (342 chars)

    Adorable country cabin on .28 acre lot with paved county road frontage. Tongue and groove wood walls and ceilings throughout. Updated wiring, lighting and flooring. Remodeled bathroom. Large inside laundry room and pantry area. Detached shed. This one is move in ready and priced well. Make an appointment to see this one today.

13. 2025-01-21
    status Active
14. 2025-01-20
    listed $133,000 Active 342-char remark

    Show marketing remark (342 chars)

    Adorable country cabin on .28 acre lot with paved county road frontage. Tongue and groove wood walls and ceilings throughout. Updated wiring, lighting and flooring. Remodeled bathroom. Large inside laundry room and pantry area. Detached shed. This one is move in ready and priced well. Make an appointment to see this one today.

15. 2024-12-31
    price $133,000
16. 2024-12-31
    historical
17. 2024-12-31
    historical
18. 2024-12-31
    historical
19. 2024-11-12
    price $132,000
20. 2024-11-08
    price $132,000
21. 2024-10-11
    price $134,000
22. 2024-10-11
    price $134,000
23. 2024-09-12
    price $136,000
24. 2024-09-12
    price $136,000
25. 2024-08-29
    price $140,000
26. 2024-08-29
    price $140,000
27. 2024-08-17
    price $145,000
28. 2024-08-17
    price $145,000
29. 2024-08-12
    price $155,000
30. 2024-08-12
    price $155,000
31. 2024-08-06
    price $160,000
32. 2024-08-06
    price $160,000
33. 2024-07-18
    price $163,000
34. 2024-06-13
    price $165,500
35. 2024-06-13
    price $165,500
36. 2024-06-03
    listed $168,500 Active
37. 2024-05-21
    price $168,500
38. 2024-04-30
    listed $170,500 Active
39. 2019-01-11
    soldstatus $75,000
40. 2019-01-08
    soldstatus $75,000
41. 2018-10-01
    listed $79,900
42. 2017-04-10
    soldstatus $40,000
43. 2017-04-07
    soldstatus $40,000
44. 2017-01-11
    listed $37,500
45. 2010-04-09
    soldstatus $33,500
46. 2010-01-20
    listed $39,900

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$316/yr (+$26/mo · 40.1%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,163
• − Mortgage interest: −$7,450
• − Property taxes: −$788
• − Insurance: −$665
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,869
• Taxable loss: −$1,715
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $988/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 — Hampton

• Score: 58/100
• State rank: #842
• US rank: #20907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, FL
• Population (ZIP): 2,394

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Lithuanian 7% Romanian 2% Czech 2%
• Foreign-born: 1% · Canada

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: ▲ 8.95%
• Current HPI: 357.8883
• 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

+233.3% since first listed

46 events — show timeline

• 2026-04-30 Sold (Public Records) $133,000 Public Records
• 2026-04-20 Pending — realMLS
• 2026-03-11 Listed $133,000 realMLS
• 2026-03-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Relisted — realMLS
• 2026-02-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Pending — realMLS
• 2026-02-03 Listing Removed — realMLS
• 2026-02-03 Listed $133,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Relisted — realMLS
• 2025-10-08 Pending — realMLS
• 2025-01-21 Relisted — realMLS
• 2025-01-20 Listed $133,000 realMLS
• 2024-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-31 Listing Removed — realMLS
• 2024-12-31 Listing Removed — realMLS
• 2024-12-31 Price Changed $133,000 realMLS
• 2024-11-12 Price Changed $132,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-08 Price Changed $132,000 realMLS
• 2024-10-11 Price Changed $134,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-11 Price Changed $134,000 realMLS
• 2024-09-12 Price Changed $136,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-12 Price Changed $136,000 realMLS
• 2024-08-29 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-29 Price Changed $140,000 realMLS
• 2024-08-17 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-17 Price Changed $145,000 realMLS
• 2024-08-12 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-12 Price Changed $155,000 realMLS
• 2024-08-06 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-06 Price Changed $160,000 realMLS
• 2024-07-18 Price Changed $163,000 realMLS
• 2024-06-13 Price Changed $165,500 Stellar MLS as Distributed by MLS Grid
• 2024-06-13 Price Changed $165,500 realMLS
• 2024-06-03 Listed $168,500 Stellar MLS as Distributed by MLS Grid
• 2024-05-21 Price Changed $168,500 realMLS
• 2024-04-30 Listed $170,500 realMLS
• 2019-01-11 Sold (Public Records) $75,000 Public Records
• 2019-01-08 Sold (MLS) $75,000 realMLS
• 2018-10-01 Listed $79,900 realMLS
• 2017-04-10 Sold (Public Records) $40,000 Public Records
• 2017-04-07 Sold (MLS) $40,000 realMLS
• 2017-01-11 Listed $37,500 realMLS
• 2010-04-09 Sold (MLS) $33,500 realMLS
• 2010-01-20 Listed $39,900 realMLS

Property tax history

+1.1%/yr

Latest (2025): $788 · +28.9% YoY. Source: county tax records.