6090 NE 87th Ter · Bronson, FL 32621

$59,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 9 Days on market

Built 1982 0.91 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 +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Former rental property. Perfect to live on while building your new home behind, just under 1 acre. Seller is listing agent. Cash only

Key facts

• 0.91 acre lot
• Built 1982
• Listed 8 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Well water (private)
• Home design: Residential mobile home; Located in Lake Johnson Estates
• Construction: Vinyl siding
• Exterior features: Metal roof; Irregular lot

Interior

• Kitchen: Refrigerator
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Interior features: Refrigerator included; Wood flooring; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).

Location & tenants

• Location reads 68/100 on livability (#532 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment C-, 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: 154 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($408 loan paydown + $1k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $8k; list at $59k implies a 594% gain — meaningful room to come down on a strong offer.

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 $59,000

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. 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.
3. 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.
4. 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: 2.12% ✓
• Cap rate: 17.93%
• Cash-on-cash: 41.56%
• DSCR: 2.85
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 46.1%
• Equity multiple: 3.52×
• Total profit: $41,559
• Equity at exit: $24,389

10-year hold

• IRR: 46.5%
• Equity multiple: 7.02×
• Total profit: $99,492
• Equity at exit: $36,000

Cash invested: $16,520 (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: 154
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $572

Break-even live

Break-even rent $528

Max offer price $59,000

Occupancy floor 49%

Sensitivity live

Price	-10% $606	-5% $589	+0% $572	+5% $555	+10% $539
Rent	-10% $473	-5% $523	+0% $572	+5% $622	+10% $671
Rate	-1.0pp $602	-0.5pp $587	base $572	+0.5pp $557	+1.0pp $541

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $59,000 Active 9 DOM
2. 2026-06-18
   days on market $59,000 Active 6 DOM
3. 2026-06-17
   days on market $59,000 Active 5 DOM
4. 2026-06-16
   days on market $59,000 Active 4 DOM
5. 2026-06-15
   days on market $59,000 Active 3 DOM
6. 2026-06-13
   remarks 133-char remark
7. 2026-06-13
   listed $59,000 Active 1 DOM

ⓘ 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: $994 · $83/mo
• Projected year-2 tax: $994 · $83/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 7/10 Severe
• 🌡 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: $15,022
• − Mortgage interest: −$3,305
• − Property taxes: −$994
• − Insurance: −$295
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$1,716
• Taxable income: $6,308
• Est. tax owed @ 24.0%: −$1,514
• After-tax cash flow: $5,352/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 — Bronson

• Score: 68/100
• State rank: #532
• US rank: #9988

Category grades

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

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

+594.1% since first listed

2 events — show timeline

• 2026-06-12 Listed $59,000 DGLMLS
• 1999-07-01 Sold (Public Records) $8,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $994 · +30.4% YoY. Source: county tax records.