401 N Cherry St · Starke, FL 32091

$124,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 115 Days on market

Built 1932 6,989 sqft lot Est $120k · at est. ↓ 16% since listing

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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 +21.4/30.0
• DSCR +6.8/10.0
• ARV discount +5.8/15.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 1932 cottage that blends historic character with fresh modern updates! This adorable 2 bedroom, 1 bathroom home offers 720 sq. ft. of efficient, comfortable living space and is move-in ready. Step inside to find a bright and refreshed interior featuring brand new paint, updated vinyl flooring, and new carpet in bedrooms. The cozy electric fireplace provides warmth and charm, while 3 window A/C units help keep the home cool and comfortable year-round. The home features a covered front porch that adds to the home's classic curb appeal and provides a welcoming entry. Just off the kitchen, the covered back porch serves as a convenient utility space with washer and dryer hookups and hot water heater placement, helping maximize interior living space. The home offers a cute shaded backyard that provides plenty of room for relaxing, pets, gardening, or outdoor entertaining, along with a nice front yard. Location is a major highlight! Conveniently located just minutes from US Hwy 301, this home provides easy commuting access to Gainesville, Jacksonville, and Ocala, making it appealing for both homeowners and rental investment opportunities. Founded in the mid-1800s, Starke is known for its preserved historic downtown and welcoming community atmosphere. Residents enjoy hometown festivals, local dining favorites, and strong community connections that just might make you call Starke HOME.

Key facts

• Covered front porch
• Shaded backyard
• Historic downtown

Tags

• COVERED FRONT PORCH
• COVERED BACK PORCH
• SHADED BACKYARD
• EASY COMMUTING ACCESS
• HISTORIC DOWNTOWN
• COMMUNITY ATMOSPHERE

Property features AI

Finance

• Other: Total lot approximately 0.16 acres; Total living area reported as 720 square feet; Building area reported as 860 square feet
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA

Exterior

• Parking: No parking details provided
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Sewer connected; Water connected
• Home design: Single family residence; One story; East-facing entry
• Construction: Wood siding; Metal roof; Crawlspace foundation with pillar/post/pier
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Electric, free-standing fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/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 $122k (1.9% below list).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.6% in Starke — 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 72/100 on livability (#336 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F, employment 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.
• Market conditions: 153 active listings in the ZIP; 93 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bradford County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $120,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
646 N Church St	0.22mi	2/1.0	810 (+12%)	11mo	$145,000	$179	60
766 Grand St	0.46mi	2/1.0	720 (0%)	23mo	$120,000	$167	59
1205 Dell St	0.74mi	2/1.0	760 (+6%)	21mo	$35,000	$46	38

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-8,494
• Equity at exit: $18,623

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $7,642
• Equity at exit: $10,799

Cash invested: $34,972 (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 32091

• Home prices YoY: -10.6%
• Active inventory: 153
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $185

Break-even live

Break-even rent $991

Max offer price $124,900

Occupancy floor 80%

Sensitivity live

Price	-10% $256	-5% $220	+0% $185	+5% $150	+10% $114
Rent	-10% $88	-5% $137	+0% $185	+5% $233	+10% $282
Rate	-1.0pp $248	-0.5pp $217	base $185	+0.5pp $153	+1.0pp $120

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   status $124,900 Pending 115 DOM
2. 2026-05-30
   days on market $124,900 Active 115 DOM
3. 2026-04-29
   price $124,900

   Show marketing remark (1424 chars)

   Welcome to this charming 1932 cottage that blends historic character with fresh modern updates! This adorable 2 bedroom, 1 bathroom home offers 720 sq. ft. of efficient, comfortable living space and is move-in ready. Step inside to find a bright and refreshed interior featuring brand new paint, updated vinyl flooring, and new carpet in bedrooms. The cozy electric fireplace provides warmth and charm, while 3 window A/C units help keep the home cool and comfortable year-round. The home features a covered front porch that adds to the home's classic curb appeal and provides a welcoming entry. Just off the kitchen, the covered back porch serves as a convenient utility space with washer and dryer hookups and hot water heater placement, helping maximize interior living space. The home offers a cute shaded backyard that provides plenty of room for relaxing, pets, gardening, or outdoor entertaining, along with a nice front yard. Location is a major highlight! Conveniently located just minutes from US Hwy 301, this home provides easy commuting access to Gainesville, Jacksonville, and Ocala, making it appealing for both homeowners and rental investment opportunities. Founded in the mid-1800s, Starke is known for its preserved historic downtown and welcoming community atmosphere. Residents enjoy hometown festivals, local dining favorites, and strong community connections that just might make you call Starke HOME.

4. 2026-04-29
   price $124,900 1424-char remark

   Show marketing remark (1424 chars)

   Welcome to this charming 1932 cottage that blends historic character with fresh modern updates! This adorable 2 bedroom, 1 bathroom home offers 720 sq. ft. of efficient, comfortable living space and is move-in ready. Step inside to find a bright and refreshed interior featuring brand new paint, updated vinyl flooring, and new carpet in bedrooms. The cozy electric fireplace provides warmth and charm, while 3 window A/C units help keep the home cool and comfortable year-round. The home features a covered front porch that adds to the home's classic curb appeal and provides a welcoming entry. Just off the kitchen, the covered back porch serves as a convenient utility space with washer and dryer hookups and hot water heater placement, helping maximize interior living space. The home offers a cute shaded backyard that provides plenty of room for relaxing, pets, gardening, or outdoor entertaining, along with a nice front yard. Location is a major highlight! Conveniently located just minutes from US Hwy 301, this home provides easy commuting access to Gainesville, Jacksonville, and Ocala, making it appealing for both homeowners and rental investment opportunities. Founded in the mid-1800s, Starke is known for its preserved historic downtown and welcoming community atmosphere. Residents enjoy hometown festivals, local dining favorites, and strong community connections that just might make you call Starke HOME.

5. 2026-03-20
   price $139,000

   Show marketing remark (1424 chars)

   Welcome to this charming 1932 cottage that blends historic character with fresh modern updates! This adorable 2 bedroom, 1 bathroom home offers 720 sq. ft. of efficient, comfortable living space and is move-in ready. Step inside to find a bright and refreshed interior featuring brand new paint, updated vinyl flooring, and new carpet in bedrooms. The cozy electric fireplace provides warmth and charm, while 3 window A/C units help keep the home cool and comfortable year-round. The home features a covered front porch that adds to the home's classic curb appeal and provides a welcoming entry. Just off the kitchen, the covered back porch serves as a convenient utility space with washer and dryer hookups and hot water heater placement, helping maximize interior living space. The home offers a cute shaded backyard that provides plenty of room for relaxing, pets, gardening, or outdoor entertaining, along with a nice front yard. Location is a major highlight! Conveniently located just minutes from US Hwy 301, this home provides easy commuting access to Gainesville, Jacksonville, and Ocala, making it appealing for both homeowners and rental investment opportunities. Founded in the mid-1800s, Starke is known for its preserved historic downtown and welcoming community atmosphere. Residents enjoy hometown festivals, local dining favorites, and strong community connections that just might make you call Starke HOME.

6. 2026-03-20
   price $139,000 1424-char remark

   Show marketing remark (1424 chars)

   Welcome to this charming 1932 cottage that blends historic character with fresh modern updates! This adorable 2 bedroom, 1 bathroom home offers 720 sq. ft. of efficient, comfortable living space and is move-in ready. Step inside to find a bright and refreshed interior featuring brand new paint, updated vinyl flooring, and new carpet in bedrooms. The cozy electric fireplace provides warmth and charm, while 3 window A/C units help keep the home cool and comfortable year-round. The home features a covered front porch that adds to the home's classic curb appeal and provides a welcoming entry. Just off the kitchen, the covered back porch serves as a convenient utility space with washer and dryer hookups and hot water heater placement, helping maximize interior living space. The home offers a cute shaded backyard that provides plenty of room for relaxing, pets, gardening, or outdoor entertaining, along with a nice front yard. Location is a major highlight! Conveniently located just minutes from US Hwy 301, this home provides easy commuting access to Gainesville, Jacksonville, and Ocala, making it appealing for both homeowners and rental investment opportunities. Founded in the mid-1800s, Starke is known for its preserved historic downtown and welcoming community atmosphere. Residents enjoy hometown festivals, local dining favorites, and strong community connections that just might make you call Starke HOME.

7. 2026-02-04
   listed $149,000 Active

   Show marketing remark (1424 chars)

   Welcome to this charming 1932 cottage that blends historic character with fresh modern updates! This adorable 2 bedroom, 1 bathroom home offers 720 sq. ft. of efficient, comfortable living space and is move-in ready. Step inside to find a bright and refreshed interior featuring brand new paint, updated vinyl flooring, and new carpet in bedrooms. The cozy electric fireplace provides warmth and charm, while 3 window A/C units help keep the home cool and comfortable year-round. The home features a covered front porch that adds to the home's classic curb appeal and provides a welcoming entry. Just off the kitchen, the covered back porch serves as a convenient utility space with washer and dryer hookups and hot water heater placement, helping maximize interior living space. The home offers a cute shaded backyard that provides plenty of room for relaxing, pets, gardening, or outdoor entertaining, along with a nice front yard. Location is a major highlight! Conveniently located just minutes from US Hwy 301, this home provides easy commuting access to Gainesville, Jacksonville, and Ocala, making it appealing for both homeowners and rental investment opportunities. Founded in the mid-1800s, Starke is known for its preserved historic downtown and welcoming community atmosphere. Residents enjoy hometown festivals, local dining favorites, and strong community connections that just might make you call Starke HOME.

8. 2026-02-04
   listed $149,000 Active 1424-char remark

   Show marketing remark (1424 chars)

   Welcome to this charming 1932 cottage that blends historic character with fresh modern updates! This adorable 2 bedroom, 1 bathroom home offers 720 sq. ft. of efficient, comfortable living space and is move-in ready. Step inside to find a bright and refreshed interior featuring brand new paint, updated vinyl flooring, and new carpet in bedrooms. The cozy electric fireplace provides warmth and charm, while 3 window A/C units help keep the home cool and comfortable year-round. The home features a covered front porch that adds to the home's classic curb appeal and provides a welcoming entry. Just off the kitchen, the covered back porch serves as a convenient utility space with washer and dryer hookups and hot water heater placement, helping maximize interior living space. The home offers a cute shaded backyard that provides plenty of room for relaxing, pets, gardening, or outdoor entertaining, along with a nice front yard. Location is a major highlight! Conveniently located just minutes from US Hwy 301, this home provides easy commuting access to Gainesville, Jacksonville, and Ocala, making it appealing for both homeowners and rental investment opportunities. Founded in the mid-1800s, Starke is known for its preserved historic downtown and welcoming community atmosphere. Residents enjoy hometown festivals, local dining favorites, and strong community connections that just might make you call Starke HOME.

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $1,037 · $86/mo
• Expected delta: +$128/yr (+$11/mo · 14.0%)

ⓘ 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 · 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: $14,699
• − Mortgage interest: −$6,996
• − Property taxes: −$909
• − Insurance: −$624
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,633
• Taxable income: $184
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,175/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 — Starke

• Score: 72/100
• State rank: #336
• US rank: #5839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Starke, FL
• City population: 16,062
• Population (ZIP): 16,062

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 (69%)
• Race & ethnicity: White 69% Black 20% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 3% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada, Mexico, Jamaica
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -36.09%
• Current HPI: 305.3668
• 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

-16.2% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $124,900 realMLS
• 2026-03-20 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $139,000 realMLS
• 2026-02-04 Listed $149,000 realMLS
• 2026-02-04 Listed $149,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2025): $909 · +7.5% YoY. Source: county tax records.