119 NE 1st St · Williston, FL 32696

$160,000

4 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 136 Days on market

Built 1965 8,712 sqft lot Est $197k · 19% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.5/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a new home in the hearth of Williston? Well, look no longer you have found it. In the middle of the city with shopping, schools. parks, churches are all coinvent located near this home. Enjoy this small-town flair, but still enjoy the pleasures of the town. HITS, WEC, Devils Den and more all are also nearby. Four bedrooms an up dated kitchen and bath make living here even better. Don't be left out call soon to view.

Key facts

• Updated bath
• Updated kitchen
• 8,712 sq ft lot

Tags

• UPDATED KITCHEN
• UPDATED BATH

Property features AI

Finance

• Other: Unfurnished; Universal property identifier available
• HOA & community: No HOA association indicated

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces west; Residential zoning (R1); Homestead property
• Construction: Wood siding; Metal roof; Slab foundation; Built on 0.2 acre lot
• Exterior features: Fire pit; Private mailbox; Paved road access; Street lights in community

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Heat pump; Central air conditioning; Electric water heater
• Interior features: Thermostat; Exhaust fan
• Laundry & utility: Washer; Dryer; Laundry located in kitchen/inside

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.9% in Williston — 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 75/100 on livability (#256 in FL, #4,045 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities D-, commute 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.
• Zoned schools: Williston Elementary School (math 53% / reading 52%, grade C-, #976 of 2,144 statewide, top 46%, 488 students, 71% FRL); Williston Middle High School (math 44% / reading 36%, grade F, #296 of 667 statewide, top 45%, 1,119 students, 60% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 358 active listings in the ZIP; 199 units permitted in Levy 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.
• Levy County population projected at -28% 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $90k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $160k implies a 416% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.15% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.86%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $197,472
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
448 NE 2nd Ave	0.31mi	3/1.5 (-1)	1,056 (0%)	12mo	$190,000	$180	69
312 NE 4th Ave	0.27mi	3/1.0 (-1)	1,000 (-5%)	14mo	$227,513	$228	62
241 NE 2nd St	0.14mi	3/2.0 (-1)	1,128 (+7%)	23mo	$136,000	$121	54
444 NE 2nd St	0.26mi	3/2.0 (-1)	1,164 (+10%)	23mo	$218,000	$187	42
315 SE 5th St	0.46mi	3/2.0 (-1)	1,204 (+14%)	15mo	$249,900	$208	34
306 SE 4th St	0.35mi	3/2.0 (-1)	1,204 (+14%)	22mo	$205,000	$170	33
435 SE 5 Ave	0.55mi	3/2.0 (-1)	1,184 (+12%)	20mo	$235,000	$198	28

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $4,600
• Equity at exit: $23,857

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $43,166
• Equity at exit: $13,834

Cash invested: $44,800 (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 32696

• Home prices YoY: -6.2%
• Active inventory: 358
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,842 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $480

Break-even live

Break-even rent $1,234

Max offer price $160,000

Occupancy floor 69%

Sensitivity live

Price	-10% $571	-5% $525	+0% $480	+5% $435	+10% $390
Rent	-10% $335	-5% $407	+0% $480	+5% $553	+10% $626
Rate	-1.0pp $561	-0.5pp $521	base $480	+0.5pp $439	+1.0pp $396

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $160,000 Active 136 DOM
2. 2026-06-17
   days on market $160,000 Active 135 DOM
3. 2026-06-16
   days on market $160,000 Active 134 DOM
4. 2026-06-15
   days on market $160,000 Active 133 DOM
5. 2026-06-14
   days on market $160,000 Active 131 DOM
6. 2026-06-13
   pricedays on market $160,000 Active 130 DOM
7. 2026-06-10
   days on market $189,000 Active 128 DOM
8. 2026-06-09
   days on market $189,000 Active 127 DOM
9. 2026-06-08
   days on market $189,000 Active 126 DOM
10. 2026-06-07
    days on market $189,000 Active 125 DOM
11. 2026-06-05
    days on market $189,000 Active 122 DOM
12. 2026-06-03
    days on market $189,000 Active 121 DOM
13. 2026-06-02
    days on market $189,000 Active 120 DOM
14. 2026-06-01
    days on market $189,000 Active 119 DOM
15. 2026-05-31
    days on market $189,000 Active 118 DOM
16. 2026-05-30
    days on market $189,000 Active 117 DOM
17. 2026-04-22
    price $189,000 431-char remark

    Show marketing remark (431 chars)

    Looking for a new home in the hearth of Williston? Well, look no longer you have found it. In the middle of the city with shopping, schools. parks, churches are all coinvent located near this home. Enjoy this small-town flair, but still enjoy the pleasures of the town. HITS, WEC, Devils Den and more all are also nearby. Four bedrooms an up dated kitchen and bath make living here even better. Don't be left out call soon to view.

18. 2026-04-22
    price $189,000

    Show marketing remark (431 chars)

    Looking for a new home in the hearth of Williston? Well, look no longer you have found it. In the middle of the city with shopping, schools. parks, churches are all coinvent located near this home. Enjoy this small-town flair, but still enjoy the pleasures of the town. HITS, WEC, Devils Den and more all are also nearby. Four bedrooms an up dated kitchen and bath make living here even better. Don't be left out call soon to view.

19. 2026-03-18
    price $198,000 431-char remark

    Show marketing remark (431 chars)

    Looking for a new home in the hearth of Williston? Well, look no longer you have found it. In the middle of the city with shopping, schools. parks, churches are all coinvent located near this home. Enjoy this small-town flair, but still enjoy the pleasures of the town. HITS, WEC, Devils Den and more all are also nearby. Four bedrooms an up dated kitchen and bath make living here even better. Don't be left out call soon to view.

20. 2026-03-18
    price $198,000

    Show marketing remark (431 chars)

    Looking for a new home in the hearth of Williston? Well, look no longer you have found it. In the middle of the city with shopping, schools. parks, churches are all coinvent located near this home. Enjoy this small-town flair, but still enjoy the pleasures of the town. HITS, WEC, Devils Den and more all are also nearby. Four bedrooms an up dated kitchen and bath make living here even better. Don't be left out call soon to view.

21. 2026-03-02
    price $210,000 431-char remark

    Show marketing remark (431 chars)

    Looking for a new home in the hearth of Williston? Well, look no longer you have found it. In the middle of the city with shopping, schools. parks, churches are all coinvent located near this home. Enjoy this small-town flair, but still enjoy the pleasures of the town. HITS, WEC, Devils Den and more all are also nearby. Four bedrooms an up dated kitchen and bath make living here even better. Don't be left out call soon to view.

22. 2026-03-02
    price $210,000

    Show marketing remark (431 chars)

    Looking for a new home in the hearth of Williston? Well, look no longer you have found it. In the middle of the city with shopping, schools. parks, churches are all coinvent located near this home. Enjoy this small-town flair, but still enjoy the pleasures of the town. HITS, WEC, Devils Den and more all are also nearby. Four bedrooms an up dated kitchen and bath make living here even better. Don't be left out call soon to view.

23. 2026-02-12
    price $225,000

    Show marketing remark (431 chars)

    Looking for a new home in the hearth of Williston? Well, look no longer you have found it. In the middle of the city with shopping, schools. parks, churches are all coinvent located near this home. Enjoy this small-town flair, but still enjoy the pleasures of the town. HITS, WEC, Devils Den and more all are also nearby. Four bedrooms an up dated kitchen and bath make living here even better. Don't be left out call soon to view.

24. 2026-02-12
    price $225,000 431-char remark

    Show marketing remark (431 chars)

    Looking for a new home in the hearth of Williston? Well, look no longer you have found it. In the middle of the city with shopping, schools. parks, churches are all coinvent located near this home. Enjoy this small-town flair, but still enjoy the pleasures of the town. HITS, WEC, Devils Den and more all are also nearby. Four bedrooms an up dated kitchen and bath make living here even better. Don't be left out call soon to view.

25. 2026-02-02
    listed $250,000 Active 431-char remark

    Show marketing remark (431 chars)

    Looking for a new home in the hearth of Williston? Well, look no longer you have found it. In the middle of the city with shopping, schools. parks, churches are all coinvent located near this home. Enjoy this small-town flair, but still enjoy the pleasures of the town. HITS, WEC, Devils Den and more all are also nearby. Four bedrooms an up dated kitchen and bath make living here even better. Don't be left out call soon to view.

26. 2026-02-02
    listed $250,000 Active

    Show marketing remark (431 chars)

    Looking for a new home in the hearth of Williston? Well, look no longer you have found it. In the middle of the city with shopping, schools. parks, churches are all coinvent located near this home. Enjoy this small-town flair, but still enjoy the pleasures of the town. HITS, WEC, Devils Den and more all are also nearby. Four bedrooms an up dated kitchen and bath make living here even better. Don't be left out call soon to view.

27. 2014-05-01
    historical
28. 2013-05-02
    listed $75,000
29. 2011-09-14
    soldstatus $31,000
30. 2011-02-08
    listed $39,900

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$500/yr (+$42/mo · 60.4%)

ⓘ 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 5/10 Major
• 🌡 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,099
• − Mortgage interest: −$8,962
• − Property taxes: −$828
• − Insurance: −$800
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$4,655
• Taxable income: $3,318
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $4,965/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 — Williston

• Score: 75/100
• State rank: #256
• US rank: #4045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williston, FL
• Population (ZIP): 14,532

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 13% Black 13% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 2%
• Common ancestry: Slovak 4% Iranian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 89% English-only · Spanish 10% Chinese 1%

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: ▼ -21.99%
• Current HPI: 335.7751
• 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

+373.7% since first listed

14 events — show timeline

• 2026-04-22 Price Changed $189,000 RACC
• 2026-04-22 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $198,000 RACC
• 2026-03-18 Price Changed $198,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $210,000 RACC
• 2026-03-02 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $225,000 RACC
• 2026-02-02 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Listed $250,000 RACC
• 2014-05-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-05-02 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2011-09-14 Sold (MLS) $31,000 Stellar MLS as Distributed by MLS Grid
• 2011-02-08 Listed $39,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.9%/yr

Latest (2025): $828 · +40.1% YoY. Source: county tax records.