1415 NE Cedar St · Steinhatchee, FL 32359

$179,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 226 Days on market

Built 2006 0.25 ac lot $138/sqft · at area comps Est $182k · at est. ↓ 58% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +8.4/15.0
• Cash flow +7.0/30.0
• Appreciation +5.4/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Welcome to your next investment opportunity or move-in ready retreat! This beautifully maintained 3-bedroom, 2-bath mobile home comes completely turn-key — just bring your suitcase and start living! Inside, you'll find a bright, welcoming layout with tasteful finishes and plenty of comfort throughout. Outside, enjoy the convenience of a covered carport for your vehicle and a second one in the back—perfect for your boat or extra toys! The home sits on a concrete slab for additional support, while also featuring a new roof and a large screened in back porch. The fully fenced property provides privacy and space for pets, entertaining, or a garden oasis. Here's the bonus — the home next door is also for sale, giving you the rare chance to own both properties for a family compound, guest setup, or dual rental income stream! Whether you're a first-time buyer, seasonal resident, or savvy investor, this property offers the perfect mix of peace of mind, convenience, and opportunity. Call today to schedule your private tour!

Key facts

• Covered carport
• Concrete slab
• New roof

Tags

• COVERED CARPORT
• LARGE SCREENED IN BACK PORCH
• FULLY FENCED PROPERTY
• CONCRETE SLAB
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (33.7% below list).
• Recommended offer: $119k (33.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#708 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime C-, housing D, amenities F.
• Taylor (rural): math 44% / reading 42% proficiency, ranked #59 of 73 in FL (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Taylor County Primary School (646 students, 70% FRL); Taylor County Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 627 students, 64% FRL); Taylor County High School (math 28% / reading 44%, grade F, #359 of 667 statewide, top 55%, 641 students, 61% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 210 active listings in the ZIP; 48 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $1k appreciation (0.7% local appreciation)).
• Taylor County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $118,695 (33.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.66% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.36%
• DSCR: 0.72
• GRM: 12.6

CMA / ARV

• ARV (median comp): $182,500
• List price: $179,000
• Delta: -1.92%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1411 NE Cedar St	0.02mi	3/2.0	1,404 (+8%)	2mo	$240,000	$171	84
1221 NE Sweetgum Cir	0.60mi	3/2.0	1,404 (+8%)	5mo	$180,000	$128	54

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

Projected returns pro-forma

0.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.68×
• Total profit: $-16,073
• Equity at exit: $58,454

10-year hold

• IRR: -0.9%
• Equity multiple: 0.90×
• Total profit: $-5,218
• Equity at exit: $75,667

Cash invested: $50,120 (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 32359

• Home prices YoY: 0.3%
• Active inventory: 210
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$190 /mo · $2,281/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-266

Break-even live

Break-even rent $1,523

Max offer price $132,063

Occupancy floor —

Sensitivity live

Price	-10% $-164	-5% $-215	+0% $-266	+5% $-316	+10% $-367
Rent	-10% $-359	-5% $-313	+0% $-266	+5% $-219	+10% $-172
Rate	-1.0pp $-176	-0.5pp $-220	base $-266	+0.5pp $-312	+1.0pp $-359

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $179,000 Active 226 DOM
2. 2026-06-18
   days on market $179,000 Active 223 DOM
3. 2026-06-17
   days on market $179,000 Active 222 DOM
4. 2026-06-16
   days on market $179,000 Active 221 DOM
5. 2026-06-15
   price $179,000 Active 220 DOM
6. 2026-06-15
   days on market $189,000 Active 220 DOM
7. 2026-06-13
   days on market $189,000 Active 218 DOM
8. 2026-06-13
   days on market $189,000 Active 217 DOM
9. 2026-06-09
   days on market $189,000 Active 214 DOM
10. 2026-06-08
    days on market $189,000 Active 213 DOM
11. 2026-06-07
    days on market $189,000 Active 212 DOM
12. 2026-06-05
    days on market $189,000 Active 209 DOM
13. 2026-06-03
    days on market $189,000 Active 208 DOM
14. 2026-06-02
    days on market $189,000 Active 207 DOM
15. 2026-06-01
    days on market $189,000 Active 206 DOM
16. 2026-05-31
    days on market $189,000 Active 205 DOM
17. 2026-02-18
    price $189,000 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to your next investment opportunity or move-in ready retreat! This beautifully maintained 3-bedroom, 2-bath mobile home comes completely turn-key — just bring your suitcase and start living! Inside, you'll find a bright, welcoming layout with tasteful finishes and plenty of comfort throughout. Outside, enjoy the convenience of a covered carport for your vehicle and a second one in the back—perfect for your boat or extra toys! The home sits on a concrete slab for additional support, while also featuring a new roof and a large screened in back porch. The fully fenced property provides privacy and space for pets, entertaining, or a garden oasis. Here's the bonus — the home next door is also for sale, giving you the rare chance to own both properties for a family compound, guest setup, or dual rental income stream! Whether you're a first-time buyer, seasonal resident, or savvy investor, this property offers the perfect mix of peace of mind, convenience, and opportunity. Call today to schedule your private tour!

18. 2026-01-20
    price $199,000 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to your next investment opportunity or move-in ready retreat! This beautifully maintained 3-bedroom, 2-bath mobile home comes completely turn-key — just bring your suitcase and start living! Inside, you'll find a bright, welcoming layout with tasteful finishes and plenty of comfort throughout. Outside, enjoy the convenience of a covered carport for your vehicle and a second one in the back—perfect for your boat or extra toys! The home sits on a concrete slab for additional support, while also featuring a new roof and a large screened in back porch. The fully fenced property provides privacy and space for pets, entertaining, or a garden oasis. Here's the bonus — the home next door is also for sale, giving you the rare chance to own both properties for a family compound, guest setup, or dual rental income stream! Whether you're a first-time buyer, seasonal resident, or savvy investor, this property offers the perfect mix of peace of mind, convenience, and opportunity. Call today to schedule your private tour!

19. 2025-11-07
    listed $209,000 Active 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to your next investment opportunity or move-in ready retreat! This beautifully maintained 3-bedroom, 2-bath mobile home comes completely turn-key — just bring your suitcase and start living! Inside, you'll find a bright, welcoming layout with tasteful finishes and plenty of comfort throughout. Outside, enjoy the convenience of a covered carport for your vehicle and a second one in the back—perfect for your boat or extra toys! The home sits on a concrete slab for additional support, while also featuring a new roof and a large screened in back porch. The fully fenced property provides privacy and space for pets, entertaining, or a garden oasis. Here's the bonus — the home next door is also for sale, giving you the rare chance to own both properties for a family compound, guest setup, or dual rental income stream! Whether you're a first-time buyer, seasonal resident, or savvy investor, this property offers the perfect mix of peace of mind, convenience, and opportunity. Call today to schedule your private tour!

20. 2025-05-08
    price $225,000
21. 2025-04-25
    listed $250,000 Active
22. 2025-04-06
    status Active
23. 2024-09-18
    listed $535,000 Active
24. 2024-09-03
    historical
25. 2024-08-27
    price $575,000
26. 2024-08-13
    listed $595,000 Active
27. 2022-04-04
    soldstatus $210,000
28. 2016-02-19
    soldstatus $450,000

ⓘ 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: $2,281 · $190/mo
• Projected year-2 tax: $2,281 · $190/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 5/10 Major FEMA zone X (unshaded) · 35% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,243
• − Mortgage interest: −$10,027
• − Property taxes: −$2,281
• − Insurance: −$895
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$5,207
• Taxable loss: −$6,446
• Est. tax savings @ 24.0%: +$1,547
• After-tax cash flow: $-1,641/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: Taylor
• NCES district ID: 1201860
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $36,539
• Composite: 35.71/100
• National rank: #4862
• State rank: #59 of 73 in FL

Livability — Steinhatchee

• Score: 63/100
• State rank: #708
• US rank: #15033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Steinhatchee, FL
• Population (ZIP): 1,406

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 21,562 people
• By 2030: 20,985 · -2.7%
• By 2040: 19,823 · -8.1%
• By 2050: 18,628 · -13.6%
• By 2075: 15,609 · -27.6%
• By 2100: 11,338 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Serbian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+59.6) · D 19.9% · R 79.6%
• 2008→2024 swing: -20.6pp toward R · 2008: -39.0pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+53.8 2016: R+51.5 2012: R+38.3 2008: R+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.71%
• Current HPI: 255.6993
• 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

-58.0% since first listed

12 events — show timeline

• 2026-02-18 Price Changed $189,000 DGLMLS
• 2026-01-20 Price Changed $199,000 DGLMLS
• 2025-11-07 Listed $209,000 DGLMLS
• 2025-05-08 Price Changed $225,000 DGLMLS
• 2025-04-25 Listed $250,000 DGLMLS
• 2025-04-06 Relisted — DGLMLS
• 2024-09-18 Listed $535,000 DGLMLS
• 2024-09-03 Listing Removed — CATRS
• 2024-08-27 Price Changed $575,000 CATRS
• 2024-08-13 Listed $595,000 CATRS
• 2022-04-04 Sold (Public Records) $210,000 Public Records
• 2016-02-19 Sold (Public Records) $450,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $2,281 · -27.1% YoY. Source: county tax records.