207 NE 3rd Ter · Williston, FL 32696

$175,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 8 Days on market

Built 1979 0.25 ac lot Est $205k · 15% under

---

Why this score? — see what drove the C 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 +21.4/30.0
• ARV discount +14.2/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• 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

Picture yourself at 207 NE 3rd Ter, a residence refreshed with recent interior paint and partial flooring replacement, enhancing its comfortable living areas. The exterior includes a patio that provides an area for relaxation, further extending to a fully fenced in backyard, designed for outdoor activities and simple upkeep. This updated home with outdoor space is ready for you to make it your own. Included 100-Day Home Warranty with buyer activation

Key facts

• 0.25 acre lot
• Built 1979
• Listed 8 days

Tags

• FULLY FENCED BACKYARD
• RECENT INTERIOR PAINT
• PARTIAL FLOORING REPLACEMENT

Property features AI

Finance

• Other: Property type: Residential, single family residence; Lot size roughly 0.25 acres (1/4 to less than 1/2 acre)
• Financial info: Lease restrictions apply
• HOA & community: No association fees; No community features listed

Exterior

• Parking: Driveway
• Security: Owned security system
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family residence; One story; Faces west; Residential zoning
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built with conventional construction materials
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room and dining room combined; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (5.7% below list).
• Recommended offer: $165k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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.
• Market conditions: 358 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $29k; list at $175k implies a 503% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000 (5.7% below list)

Questions for the listing agent

1. Built in 1979 — 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: 0.94% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $205,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 NE 3rd Ter	0.00mi	3/2.0	1,260 (0%)	1mo	$155,000	$123	95
215 SE 1st Ave	0.26mi	3/2.0	1,235 (-2%)	3mo	$207,000	$168	78
315 NE 2nd Ave	0.04mi	3/1.5	1,352 (+7%)	10mo	$220,000	$163	76
312 NE 2nd Ave	0.02mi	3/2.5	1,400 (+11%)	1mo	$215,000	$154	74
231 NE 2nd St	0.10mi	3/1.5	1,344 (+7%)	13mo	$212,000	$158	71
440 NE 2nd Ave	0.12mi	4/2.0 (+1)	1,388 (+10%)	4mo	$228,000	$164	65
41 NW 5th St	0.58mi	2/1.0 (-1)	1,252 (-1%)	7mo	$118,000	$94	61
329 SE 2nd St	0.42mi	2/2.0 (-1)	1,321 (+5%)	3mo	$140,000	$106	61
315 SE 5th St	0.43mi	3/2.0	1,204 (-4%)	15mo	$249,900	$208	56
506 SE 1st Ave	0.25mi	3/2.0	1,440 (+14%)	17mo	$200,000	$139	47
704 SE 2nd St	0.75mi	3/2.0	1,404 (+11%)	9mo	$264,900	$189	35
15 SE 7th Ave	0.69mi	3/2.0	1,374 (+9%)	16mo	$250,000	$182	35

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,867
• Equity at exit: $26,093

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $10,687
• Equity at exit: $15,131

Cash invested: $49,000 (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 32696

• Home prices YoY: -6.2%
• Active inventory: 358
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $260

Break-even live

Break-even rent $1,321

Max offer price $175,000

Occupancy floor 79%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 SE 5th Ter Williston, FL	2.0	1.5	1000	$1,650	$1.65	13d	1	0.43mi

Listing history 3 events

1. 2026-05-04
   status Pending
2. 2026-04-26
   listed $175,000 Active
3. 1980-02-01
   soldstatus $29,000

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$820/yr (+$68/mo · 129.5%)

ⓘ 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 6/10 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: $19,800
• − Mortgage interest: −$9,803
• − Property taxes: −$633
• − Insurance: −$875
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,091
• Taxable income: $231
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $3,066/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

+503.4% since first listed

3 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-26 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 1980-02-01 Sold (Public Records) $29,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $633 · +50.7% YoY. Source: county tax records.