615 N Church St · Starke, FL 32091

$162,000

3 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 27 Days on market

Built 1959 0.35 ac lot Est $232k · 30% under

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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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.6/10.0
• 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

Lots of space in this 3 bedroom concrete block home on a beautifully landscaped corner lot. Home features a lovely florida room, 2 car garage, fresh paint,and lots of cabinets in kitchen. There is tons of storage space plus a storage shed all in a convient location.

Key facts

• Large living area
• Ample cabinetry
• Sunroom

Tags

• CORNER LOT
• LARGE LIVING AREA
• AMPLE CABINETRY
• SUNROOM
• FULLY FENCED REAR YARD
• SIDE-ENTRY GARAGE

Property features AI

Finance

• Other: Shed(s) on property; Lot size approx. 0.35 acre
• Financial info: Property taxed (tax amount available separately)
• HOA & community: No association

Exterior

• Parking: Driveway; Garage faces side; Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family residence; Residential property; Fixer condition; One story; Faces east; Entry level: One
• Construction: Block construction; Shingle roof; Slab foundation; Built as single-story
• Exterior features: Covered patio/porch; Private mailbox; Chain link fencing; Corner lot; Cleared lot; Public paved road access; Publicly maintained road

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo
• Laundry & utility: Laundry in garage; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $160k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.5% 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; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $125k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $159,570 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $231,552
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 N Church St	0.00mi	3/2.0	1,765 (+2%)	1mo	$153,900	$87	92
423 N Broadway St	0.48mi	3/2.0	1,736 (+0%)	1mo	$232,000	$134	72
763 N Walnut St	0.21mi	3/2.5	1,627 (-6%)	6mo	$199,900	$123	69
374 N Cherry St	0.24mi	3/2.0	1,876 (+9%)	11mo	$59,999	$32	61
315 N St Clair St	0.29mi	3/2.0	1,568 (-9%)	22mo	$215,000	$137	49
4740 SE 96th Ter	0.45mi	3/2.0	1,608 (-7%)	24mo	$252,000	$157	44
601 W Weldon St	0.69mi	4/3.0 (+1)	1,726 (-0%)	17mo	$266,000	$154	41
208 W Pratt St	0.30mi	2/1.0 (-1)	1,472 (-15%)	23mo	$180,000	$122	37
431 N Broadway St	0.48mi	3/2.0	1,496 (-13%)	22mo	$215,000	$144	33

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $3,554
• Equity at exit: $24,155

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $41,612
• Equity at exit: $14,007

Cash invested: $45,360 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,048 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$233 /mo · $2,801/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $467

Break-even live

Break-even rent $1,456

Max offer price $162,000

Occupancy floor 72%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 E Call St Starke, FL	3.0	2.5	1438	$2,300	$1.60	12d	1	0.45mi
687 S Orange St Starke, FL	2.0	2.0	1200	$1,450	$1.21	12d	1	0.88mi

Listing history 10 events

1. 2026-04-30
   status Pending
2. 2026-04-03
   listed $162,000 Active
3. 2024-03-06
   status Pending
4. 2024-02-27
   status Active
5. 2024-02-21
   status Pending
6. 2024-02-09
   listed $200,000 Active
7. 2005-09-09
   soldstatus $125,000
8. 2005-08-24
   soldstatus $125,000 266-char remark

   Show marketing remark (266 chars)

   Lots of space in this 3 bedroom concrete block home on a beautifully landscaped corner lot. Home features a lovely florida room, 2 car garage, fresh paint,and lots of cabinets in kitchen. There is tons of storage space plus a storage shed all in a convient location.

9. 2005-05-25
   listed $125,000 266-char remark

   Show marketing remark (266 chars)

   Lots of space in this 3 bedroom concrete block home on a beautifully landscaped corner lot. Home features a lovely florida room, 2 car garage, fresh paint,and lots of cabinets in kitchen. There is tons of storage space plus a storage shed all in a convient location.

10. 1986-08-01
    soldstatus $45,000

ⓘ 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: $2,801 · $233/mo
• Projected year-2 tax: $2,801 · $233/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $24,572
• − Mortgage interest: −$9,075
• − Property taxes: −$2,801
• − Insurance: −$810
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$4,713
• Taxable income: $3,242
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $4,828/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

+260.0% since first listed

10 events — show timeline

• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $162,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-02-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-09 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-09 Sold (Public Records) $125,000 Public Records
• 2005-08-24 Sold (MLS) $125,000 realMLS
• 2005-05-25 Listed $125,000 realMLS
• 1986-08-01 Sold (Public Records) $45,000 Public Records

Property tax history

+14.6%/yr

Latest (2025): $2,801 · +253.9% YoY. Source: county tax records.