14830 SE 21st Pl · Williston Highlands, FL 32668

$259,000

3 bd · 2.0 ba · 1,264 sqft · Manufactured · 13 Days on market

Built 2026 Excellent condition 1.25 ac lot Est $191k · 36% over

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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).

• Cash flow +12.2/30.0
• Appreciation +10.0/10.0
• Condition / age +5.0/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

BRAND NEW HOME ON 1.25 ACRES! Experience the perfect blend of modern comfort and country living with this newly installed 3-bedroom, 2-bath home situated on a beautiful 1.25-acre parcel in Morriston, Florida. Everything is brand new, including the home, well, septic system, skirting, landscaping, and rear patio, providing peace of mind and low-maintenance ownership for years to come. Inside, you'll find a thoughtfully designed split-bedroom floor plan featuring an open-concept living area, spacious dining room, and a stunning kitchen complete with a large center island, walk-in pantry, coffee bar, abundant cabinetry, and modern finishes throughout. The private primary suite offers a relaxin

Key facts

• New well
• New landscaping
• New septic system

Tags

• 1.25 ACRES
• NEWLY INSTALLED HOME
• NEW WELL
• NEW SEPTIC SYSTEM
• NEW LANDSCAPING
• REAR PATIO

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Body type: Double Wide; Lot size about 1.25 acres (cleared, oversized); Road surface: Limerock; Number of wells: 1; Number of septics: 1; Living area reported as 1,264 square feet; Builder-provided measurements; Universal property ID available

Exterior

• Utilities: Well water; Septic tank; Electricity connected; Water connected; Sewer connected; Broadband/High-speed internet available
• Home design: Manufactured double-wide home; One story; New construction; Faces west
• Construction: Shingle roof; Pillar/Post/Pier foundation; Completed condition
• Exterior features: Deck; Private mailbox; Cleared, oversized lot

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Open floorplan; Solid surface counters
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry room; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-52 ($-623/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (15.1% below list).
• Recommended offer: $220k (15.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#851 in FL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, 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: 146 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

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $220,000 (15.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $190,864
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14250 SE 20th St	0.54mi	3/2.0	1,232 (-2%)	8mo	$185,500	$151	64
2230 SE 143rd Ter	0.44mi	3/2.0	1,130 (-11%)	11mo	$160,000	$142	53

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: 23.7%
• Equity multiple: 2.90×
• Total profit: $137,786
• Equity at exit: $233,328

10-year hold

• IRR: 21.0%
• Equity multiple: 6.63×
• Total profit: $408,424
• Equity at exit: $503,180

Cash invested: $72,520 (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 32668

• Home prices YoY: 11.5%
• Active inventory: 146
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-52

Break-even live

Break-even rent $2,266

Max offer price $251,491

Occupancy floor 97%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14651 SE 10th St Williston, FL	2.0	2.0	1101	$2,200	$2.00	21d	1	1.08mi

Listing history 11 events

1. 2026-06-18
   days on market $259,000 Active 13 DOM
2. 2026-06-17
   days on market $259,000 Active 12 DOM
3. 2026-06-16
   days on market $259,000 Active 11 DOM
4. 2026-06-15
   days on market $259,000 Active 10 DOM
5. 2026-06-14
   days on market $259,000 Active 8 DOM
6. 2026-06-13
   days on market $259,000 Active 7 DOM
7. 2026-06-10
   days on market $259,000 Active 5 DOM
8. 2026-06-09
   days on market $259,000 Active 4 DOM
9. 2026-06-08
   days on market $259,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $259,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$7,535
• Taxable loss: −$5,047
• Est. tax savings @ 24.0%: +$1,211
• After-tax cash flow: $588/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

This brand-new, move-in-ready manufactured home on 1.25 acres offers modern comfort and low-maintenance ownership. The home is in excellent condition with no visible repairs needed, and it has the potential for further value-adding improvements.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Add a small shed or storage unit — Provides additional storage space and can increase the home's perceived value.
• Both Install a smart home system — Enhances convenience and can appeal to tech-savvy buyers or renters.
• Both Add a small patio or outdoor seating area — Can increase the home's perceived value and provide additional living space for outdoor activities.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add a small shed or storage unit — Provides additional storage space and can increase the home's perceived value. ↑
• Both Install a smart home system — Enhances convenience and can appeal to tech-savvy buyers or renters. ↑
• Both Add a small patio or outdoor seating area — Can increase the home's perceived value and provide additional living space for outdoor activities. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 Highlands

• Score: 57/100
• State rank: #851
• US rank: #21745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williston Highlands, FL
• Population (ZIP): 5,326

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 4% Slovak 2% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▲ 44.56%
• Current HPI: 432.1581
• 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

1 event — show timeline

• 2026-06-05 Listed $259,000 Stellar MLS as Distributed by MLS Grid