8150 SW 80th Trl · Fanning Springs, FL 32693

$150,000

3 bd · 2.0 ba · 1,704 sqft · SingleFamily public records · 117 Days on market

Built 1973 0.37 ac lot $88/sqft · 55% below area

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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 +27.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Come see this freshly renovated home that offers space and privacy only a short drive from Fanning Springs and the Suwannee River. The unique layout allows for flexibility in how you use the home. There are three bedrooms, two full bathrooms, living room, dining room and kitchen in the main area. The large flex room has its own access door from outside and a closet so it can function as a second living area or an additional bedroom as needed. Between the flex room and kitchen is a spacious laundry room which provides storage or kitchen pantry area. Over a third of an acre lot means there is room to play outside, plant a garden or add a coop! The hard part is done, now it just needs your vision to make this home your own!

Key facts

• Large flex room
• Unique layout
• 0.37 acre lot

Tags

• FRESHLY RENOVATED HOME
• UNIQUE LAYOUT
• LARGE FLEX ROOM
• SPACIOUS LAUNDRY ROOM
• OVER A THIRD OF AN ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $14 ($165/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.7% in Fanning Springs — 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 63/100 on livability (#739 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.
• Gilchrist (rural): math 66% / reading 61% proficiency, ranked #9 of 73 in FL (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 199 active listings in the ZIP; 94 units permitted in Gilchrist County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Gilchrist County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $150k implies a 1349% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (median comp): $330,202
• List price: $150,000
• Delta: -54.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7710 Juanita Pl	0.46mi	3/2.0	1,636 (-4%)	8mo	$334,000	$204	66
7751 SW 85th Ln	0.32mi	3/2.0	1,843 (+8%)	8mo	$1,150,000	$624	65
9130 Maryann Dr	0.58mi	3/2.0	1,669 (-2%)	10mo	$350,000	$210	61
9140 Dorie Dr	0.70mi	3/2.0	1,845 (+8%)	1mo	$345,000	$187	53
7642 Juanita Pl	0.53mi	3/2.0	1,594 (-6%)	18mo	$260,000	$163	50
9219 Florida St	0.57mi	4/2.0 (+1)	1,753 (+3%)	18mo	$225,000	$128	48
7733 Juanita Pl	0.47mi	4/2.0 (+1)	1,955 (+15%)	5mo	$365,000	$187	44

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.97×
• Total profit: $82,818
• Equity at exit: $135,132

10-year hold

• IRR: 21.8%
• Equity multiple: 6.80×
• Total profit: $243,686
• Equity at exit: $291,417

Cash invested: $42,000 (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 32693

• Home prices YoY: 14.8%
• Active inventory: 199
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $14

Break-even live

Break-even rent $1,765

Max offer price $150,000

Occupancy floor 94%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $150,000 Active 117 DOM
2. 2026-06-17
   days on market $150,000 Active 116 DOM
3. 2026-06-16
   days on market $150,000 Active 115 DOM
4. 2026-06-15
   days on market $150,000 Active 114 DOM
5. 2026-06-14
   days on market $150,000 Active 112 DOM
6. 2026-06-13
   days on market $150,000 Active 111 DOM
7. 2026-06-10
   days on market $150,000 Active 109 DOM
8. 2026-06-09
   days on market $150,000 Active 108 DOM
9. 2026-06-08
   days on market $150,000 Active 107 DOM
10. 2026-06-07
    days on market $150,000 Active 106 DOM
11. 2026-06-05
    days on market $150,000 Active 103 DOM
12. 2026-06-02
    days on market $150,000 Active 101 DOM
13. 2026-06-01
    days on market $150,000 Active 100 DOM
14. 2026-05-31
    days on market $150,000 Active 99 DOM
15. 2026-05-30
    days on market $150,000 Active 98 DOM
16. 2026-03-30
    status Active 778-char remark

    Show marketing remark (778 chars)

    One or more photo(s) has been virtually staged. Come see this freshly renovated home that offers space and privacy only a short drive from Fanning Springs and the Suwannee River. The unique layout allows for flexibility in how you use the home. There are three bedrooms, two full bathrooms, living room, dining room and kitchen in the main area. The large flex room has its own access door from outside and a closet so it can function as a second living area or an additional bedroom as needed. Between the flex room and kitchen is a spacious laundry room which provides storage or kitchen pantry area. Over a third of an acre lot means there is room to play outside, plant a garden or add a coop! The hard part is done, now it just needs your vision to make this home your own!

17. 2026-03-23
    status Pending 778-char remark

    Show marketing remark (778 chars)

    One or more photo(s) has been virtually staged. Come see this freshly renovated home that offers space and privacy only a short drive from Fanning Springs and the Suwannee River. The unique layout allows for flexibility in how you use the home. There are three bedrooms, two full bathrooms, living room, dining room and kitchen in the main area. The large flex room has its own access door from outside and a closet so it can function as a second living area or an additional bedroom as needed. Between the flex room and kitchen is a spacious laundry room which provides storage or kitchen pantry area. Over a third of an acre lot means there is room to play outside, plant a garden or add a coop! The hard part is done, now it just needs your vision to make this home your own!

18. 2026-03-02
    price $150,000 778-char remark

    Show marketing remark (778 chars)

    One or more photo(s) has been virtually staged. Come see this freshly renovated home that offers space and privacy only a short drive from Fanning Springs and the Suwannee River. The unique layout allows for flexibility in how you use the home. There are three bedrooms, two full bathrooms, living room, dining room and kitchen in the main area. The large flex room has its own access door from outside and a closet so it can function as a second living area or an additional bedroom as needed. Between the flex room and kitchen is a spacious laundry room which provides storage or kitchen pantry area. Over a third of an acre lot means there is room to play outside, plant a garden or add a coop! The hard part is done, now it just needs your vision to make this home your own!

19. 2026-02-14
    listed $180,000 Active 778-char remark

    Show marketing remark (778 chars)

    One or more photo(s) has been virtually staged. Come see this freshly renovated home that offers space and privacy only a short drive from Fanning Springs and the Suwannee River. The unique layout allows for flexibility in how you use the home. There are three bedrooms, two full bathrooms, living room, dining room and kitchen in the main area. The large flex room has its own access door from outside and a closet so it can function as a second living area or an additional bedroom as needed. Between the flex room and kitchen is a spacious laundry room which provides storage or kitchen pantry area. Over a third of an acre lot means there is room to play outside, plant a garden or add a coop! The hard part is done, now it just needs your vision to make this home your own!

20. 2020-02-24
    soldstatus $10,350 345-char remark

    Show marketing remark (345 chars)

    New year, new project! Located just outside of Fanning Springs, this 1,700+ sf home is in need of a full-scale renovation. It is situated on a 0.37 acre lot right around the corner from the Nature Coast State Trail and just minutes from the Fanning Springs State Park and Suwannee River! Make your fixer-upper dreams come true! Auction Property.

21. 2020-02-24
    soldstatus $10,350

    Show marketing remark (345 chars)

    New year, new project! Located just outside of Fanning Springs, this 1,700+ sf home is in need of a full-scale renovation. It is situated on a 0.37 acre lot right around the corner from the Nature Coast State Trail and just minutes from the Fanning Springs State Park and Suwannee River! Make your fixer-upper dreams come true! Auction Property.

22. 2019-12-23
    listed $11,500
23. 2019-12-18
    listed $11,500 345-char remark

    Show marketing remark (345 chars)

    New year, new project! Located just outside of Fanning Springs, this 1,700+ sf home is in need of a full-scale renovation. It is situated on a 0.37 acre lot right around the corner from the Nature Coast State Trail and just minutes from the Fanning Springs State Park and Suwannee River! Make your fixer-upper dreams come true! Auction Property.

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $1,426 · $119/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,391
• − Mortgage interest: −$8,402
• − Property taxes: −$1,426
• − Insurance: −$5,868
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$4,364
• Taxable loss: −$2,092
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $667/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: Gilchrist
• NCES district ID: 1200630
• Math proficiency: 66% ▼ -4.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $39,610
• Composite: 53.01/100
• National rank: #1522
• State rank: #9 of 73 in FL

Livability — Fanning Springs

• Score: 63/100
• State rank: #739
• US rank: #15960

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): 11,692

Population outlook (Gilchrist County) Hauer SSP2

• Today (2025): 17,730 people
• By 2030: 17,722 · +-0.0%
• By 2040: 17,393 · -1.9%
• By 2050: 16,597 · -6.4%
• By 2075: 14,300 · -19.3%
• By 2100: 11,498 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Gilchrist

• 2024 margin: Solid R (+68.0) · D 15.6% · R 83.6%
• 2008→2024 swing: -21.2pp toward R · 2008: -46.8pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+64.0 2016: R+62.8 2012: R+51.0 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.81%
• Current HPI: 363.4299
• 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

+1204.3% since first listed

8 events — show timeline

• 2026-03-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-14 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-24 Sold (MLS) $10,350 DGLMLS
• 2020-02-24 Sold (MLS) $10,350 Stellar MLS as Distributed by MLS Grid
• 2019-12-23 Listed $11,500 DGLMLS
• 2019-12-18 Listed $11,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $1,426 · +6.1% YoY. Source: county tax records.