6694 NE 93rd Ave · East Bronson, FL 32621

$89,900

3 bd · 1.0 ba · 1,064 sqft · Manufactured public records · 30 Days on market

Built 1992 0.31 ac lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Discover this 1,064 sq ft Bronson property offering a solid foundation and functioning mechanical systems. The interior features a practical layout with easy-to-maintain linoleum throughout the main living areas, complemented by cozy carpeting in two private rooms. The kitchen comes equipped with sleek black and stainless steel appliances alongside sturdy cabinetry. Wrapped in durable aluminum siding, this structure has withstood the elements with zero leaks or water damage. A great value add opportunity with room for personal cosmetic touches!

Key facts

• Practical layout
• Solid foundation
• Cozy carpeting

Tags

• SOLID FOUNDATION
• FUNCTIONING MECHANICAL SYSTEMS
• PRACTICAL LAYOUT
• EASY TO MAINTAIN LINOLEUM
• COZY CARPETING
• STURDY CABINETRY

Property features AI

Finance

• Other: Lot is approximately 0.31 acres (1/4 to less than 1/2 acre); Paved road access
• Financial info: Homestead exempt
• HOA & community: No HOA

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Well water; Septic tank; Electricity available
• Home design: Manufactured single-wide home; One level; East-facing
• Construction: Vinyl siding; Metal roof; Slab foundation; Built as a manufactured home
• Exterior features: Other exterior features

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window unit(s) for cooling; Other heating
• Interior features: No interior features specified
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: 153 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $88,551 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.87% ✓
• Cap rate: 16.57%
• Cash-on-cash: 36.71%
• DSCR: 2.63
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $200,032
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6810 NE 100th Ct	0.73mi	3/2.0	960 (-10%)	10mo	$180,000	$188	37

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

Projected returns pro-forma

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

5-year hold

• IRR: 41.3%
• Equity multiple: 3.26×
• Total profit: $56,791
• Equity at exit: $37,162

10-year hold

• IRR: 41.8%
• Equity multiple: 6.46×
• Total profit: $137,351
• Equity at exit: $54,854

Cash invested: $25,172 (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: 153
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $770

Break-even live

Break-even rent $704

Max offer price $89,900

Occupancy floor 49%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6057 NE 87th Ave Bronson, FL	3.0	2.0	936	$1,750	$1.87	21d	1	0.83mi
10230 NE 72nd St Bronson, FL	3.0	2.0	1071	$1,595	$1.49	21d	1	1.10mi

Listing history 18 events

1. 2026-06-18
   days on market $89,900 Active 30 DOM
2. 2026-06-17
   days on market $89,900 Active 29 DOM
3. 2026-06-16
   price $89,900 Active 28 DOM
4. 2026-06-16
   days on market $94,900 Active 28 DOM
5. 2026-06-15
   days on market $94,900 Active 27 DOM
6. 2026-06-14
   days on market $94,900 Active 25 DOM
7. 2026-06-13
   pricedays on market $94,900 Active 24 DOM
8. 2026-06-10
   days on market $104,900 Active 22 DOM
9. 2026-06-09
   days on market $104,900 Active 21 DOM
10. 2026-06-08
    days on market $104,900 Active 20 DOM
11. 2026-06-07
    days on market $104,900 Active 19 DOM
12. 2026-06-05
    days on market $104,900 Active 16 DOM
13. 2026-06-03
    days on market $104,900 Active 15 DOM
14. 2026-06-02
    days on market $104,900 Active 14 DOM
15. 2026-06-01
    days on market $104,900 Active 13 DOM
16. 2026-05-31
    days on market $104,900 Active 12 DOM
17. 2026-05-30
    days on market $104,900 Active 11 DOM
18. 2026-05-19
    listed $114,900 Active

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: +$180/yr (+$15/mo · 31.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,143
• − Mortgage interest: −$5,036
• − Property taxes: −$566
• − Insurance: −$450
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$2,615
• Taxable income: $8,253
• Est. tax owed @ 24.0%: −$1,981
• After-tax cash flow: $7,259/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

• 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

1 event — show timeline

• 2026-05-19 Listed $114,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.4%/yr

Latest (2025): $566 · +41.9% YoY. Source: county tax records.