455 NE 441 Ave · Fanning Springs, FL 32680

$134,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 149 Days on market

Built 1975 0.47 ac lot ↓ 7% since listing

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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 +27.0/30.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Back on the market, not because of the condition of the home!! Appraised over asking! Great home for weekend and/or first time homebuyers! This home has been remodeled with a frame home/manufactured home on a spacious . 47 acre parcel near the end of a dead end street, so no through traffic! Home is on a whole house air handler (only one year old!) with ductwork under the house that takes care of the house! Home is on a whole house air handler that takes care of the whole house with ductwork under the home. Home has 3 beds and 2.5 baths, and a porch that wraps around 2 sides of the home! All appliances less than 2 years. Furniture negotiable. On well and septic, has a shed for storage. Dixie County is known for low taxes and there are 8 springs nearby and the Suwannee River! Great area for outdoor enthusiasts!

Key facts

• Wrap around porch
• Shed for storage
• Dead end street

Tags

• REMODELED HOME
• SPACIOUS PARCEL
• DEAD END STREET
• WRAP AROUND PORCH
• SHED FOR STORAGE
• LOW TAXES

Property features AI

Finance

• Other: Lot approximately 0.47 acres (125 x 160) with dirt road access; Zoning: MH
• Financial info:
• HOA & community: No association indicated

Exterior

• Parking:
• Security:
• Utilities: Well water; Septic tank; Electricity connected; Water connected
• Home design: Manufactured home (double wide); One level; Faces south; Completed condition
• Construction: Shingle roof; Pillar/post/pier foundation; Building area about 1,530 sq ft (per public records)
• Exterior features: Storage

Interior

• Kitchen: Range; Microwave; Refrigerator; Water softener
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Blinds and drapes; Family room
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Dixie (rural): math 52% / reading 50% proficiency, ranked #36 of 73 in FL (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 260 active listings in the ZIP; 49 units permitted in Dixie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $13k appreciation (10.0% local appreciation)).
• Dixie County population projected at -16% 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1975 — 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: 1.13% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $66,816
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
164 NE 453rd Ave	0.35mi	2/1.0 (-1)	1,128 (-2%)	2mo	$65,000	$58	70

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: 30.1%
• Equity multiple: 3.37×
• Total profit: $89,606
• Equity at exit: $121,529

10-year hold

• IRR: 26.1%
• Equity multiple: 7.65×
• Total profit: $251,275
• Equity at exit: $262,081

Cash invested: $37,772 (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 32680

• Home prices YoY: 2.5%
• Active inventory: 260
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$56
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $253

Break-even live

Break-even rent $1,199

Max offer price $134,900

Occupancy floor 78%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $134,900 Active 149 DOM
2. 2026-06-18
   status $134,900 Active 148 DOM
3. 2026-06-12
   status $134,900 Pending 148 DOM
4. 2026-06-09
   days on market $134,900 Active 148 DOM
5. 2026-06-08
   days on market $134,900 Active 147 DOM
6. 2026-06-07
   days on market $134,900 Active 146 DOM
7. 2026-06-07
   days on market $134,900 Active 145 DOM
8. 2026-06-04
   days on market $134,900 Active 142 DOM
9. 2026-06-02
   days on market $134,900 Active 141 DOM
10. 2026-06-01
    days on market $134,900 Active 140 DOM
11. 2026-05-31
    days on market $134,900 Active 139 DOM
12. 2026-05-31
    days on market $134,900 Active 138 DOM
13. 2026-03-13
    price $134,900 822-char remark

    Show marketing remark (725 chars)

    Back on the market, not because of the condition of the home! Appraised over asking! Great home for weekend and/or first time homebuyers! This home has been remodeled with a frame home/manufactured home on a spacious . 47 acre parcel near the end of a dead end street, so no through traffic! Home is on a whole house air handler (only 1 year old!) that takes care of the whole house with ductwork under the home. Home has 3 beds and 2.5 baths, and a porch that wraps around 2 sides of the home! All appliances less than 2 years. Furniture negotiable. On well and septic, has a shed for storage. Dixie County is known for low taxes and there are 8 springs nearby and the Suwannee River! Great area for outdoor enthusiasts!

14. 2026-03-13
    price $134,900 725-char remark

    Show marketing remark (725 chars)

    Back on the market, not because of the condition of the home! Appraised over asking! Great home for weekend and/or first time homebuyers! This home has been remodeled with a frame home/manufactured home on a spacious . 47 acre parcel near the end of a dead end street, so no through traffic! Home is on a whole house air handler (only 1 year old!) that takes care of the whole house with ductwork under the home. Home has 3 beds and 2.5 baths, and a porch that wraps around 2 sides of the home! All appliances less than 2 years. Furniture negotiable. On well and septic, has a shed for storage. Dixie County is known for low taxes and there are 8 springs nearby and the Suwannee River! Great area for outdoor enthusiasts!

15. 2026-03-13
    price $134,900

    Show marketing remark (725 chars)

    Back on the market, not because of the condition of the home! Appraised over asking! Great home for weekend and/or first time homebuyers! This home has been remodeled with a frame home/manufactured home on a spacious . 47 acre parcel near the end of a dead end street, so no through traffic! Home is on a whole house air handler (only 1 year old!) that takes care of the whole house with ductwork under the home. Home has 3 beds and 2.5 baths, and a porch that wraps around 2 sides of the home! All appliances less than 2 years. Furniture negotiable. On well and septic, has a shed for storage. Dixie County is known for low taxes and there are 8 springs nearby and the Suwannee River! Great area for outdoor enthusiasts!

16. 2026-01-23
    status Active 822-char remark

    Show marketing remark (725 chars)

    Back on the market, not because of the condition of the home! Appraised over asking! Great home for weekend and/or first time homebuyers! This home has been remodeled with a frame home/manufactured home on a spacious . 47 acre parcel near the end of a dead end street, so no through traffic! Home is on a whole house air handler (only 1 year old!) that takes care of the whole house with ductwork under the home. Home has 3 beds and 2.5 baths, and a porch that wraps around 2 sides of the home! All appliances less than 2 years. Furniture negotiable. On well and septic, has a shed for storage. Dixie County is known for low taxes and there are 8 springs nearby and the Suwannee River! Great area for outdoor enthusiasts!

17. 2026-01-23
    status Active 725-char remark

    Show marketing remark (725 chars)

    Back on the market, not because of the condition of the home! Appraised over asking! Great home for weekend and/or first time homebuyers! This home has been remodeled with a frame home/manufactured home on a spacious . 47 acre parcel near the end of a dead end street, so no through traffic! Home is on a whole house air handler (only 1 year old!) that takes care of the whole house with ductwork under the home. Home has 3 beds and 2.5 baths, and a porch that wraps around 2 sides of the home! All appliances less than 2 years. Furniture negotiable. On well and septic, has a shed for storage. Dixie County is known for low taxes and there are 8 springs nearby and the Suwannee River! Great area for outdoor enthusiasts!

18. 2026-01-23
    status Active

    Show marketing remark (725 chars)

    Back on the market, not because of the condition of the home! Appraised over asking! Great home for weekend and/or first time homebuyers! This home has been remodeled with a frame home/manufactured home on a spacious . 47 acre parcel near the end of a dead end street, so no through traffic! Home is on a whole house air handler (only 1 year old!) that takes care of the whole house with ductwork under the home. Home has 3 beds and 2.5 baths, and a porch that wraps around 2 sides of the home! All appliances less than 2 years. Furniture negotiable. On well and septic, has a shed for storage. Dixie County is known for low taxes and there are 8 springs nearby and the Suwannee River! Great area for outdoor enthusiasts!

19. 2026-01-15
    status Pending 822-char remark

    Show marketing remark (822 chars)

    Back on the market, not because of the condition of the home!! Appraised over asking! Great home for weekend and/or first time homebuyers! This home has been remodeled with a frame home/manufactured home on a spacious . 47 acre parcel near the end of a dead end street, so no through traffic! Home is on a whole house air handler (only one year old!) with ductwork under the house that takes care of the house! Home is on a whole house air handler that takes care of the whole house with ductwork under the home. Home has 3 beds and 2.5 baths, and a porch that wraps around 2 sides of the home! All appliances less than 2 years. Furniture negotiable. On well and septic, has a shed for storage. Dixie County is known for low taxes and there are 8 springs nearby and the Suwannee River! Great area for outdoor enthusiasts!

20. 2026-01-15
    status Pending

    Show marketing remark (822 chars)

    Back on the market, not because of the condition of the home!! Appraised over asking! Great home for weekend and/or first time homebuyers! This home has been remodeled with a frame home/manufactured home on a spacious . 47 acre parcel near the end of a dead end street, so no through traffic! Home is on a whole house air handler (only one year old!) with ductwork under the house that takes care of the house! Home is on a whole house air handler that takes care of the whole house with ductwork under the home. Home has 3 beds and 2.5 baths, and a porch that wraps around 2 sides of the home! All appliances less than 2 years. Furniture negotiable. On well and septic, has a shed for storage. Dixie County is known for low taxes and there are 8 springs nearby and the Suwannee River! Great area for outdoor enthusiasts!

21. 2026-01-04
    listed $139,900 Active 725-char remark

    Show marketing remark (725 chars)

    Back on the market, not because of the condition of the home! Appraised over asking! Great home for weekend and/or first time homebuyers! This home has been remodeled with a frame home/manufactured home on a spacious . 47 acre parcel near the end of a dead end street, so no through traffic! Home is on a whole house air handler (only 1 year old!) that takes care of the whole house with ductwork under the home. Home has 3 beds and 2.5 baths, and a porch that wraps around 2 sides of the home! All appliances less than 2 years. Furniture negotiable. On well and septic, has a shed for storage. Dixie County is known for low taxes and there are 8 springs nearby and the Suwannee River! Great area for outdoor enthusiasts!

22. 2026-01-04
    listed $139,900 Active

    Show marketing remark (725 chars)

    Back on the market, not because of the condition of the home! Appraised over asking! Great home for weekend and/or first time homebuyers! This home has been remodeled with a frame home/manufactured home on a spacious . 47 acre parcel near the end of a dead end street, so no through traffic! Home is on a whole house air handler (only 1 year old!) that takes care of the whole house with ductwork under the home. Home has 3 beds and 2.5 baths, and a porch that wraps around 2 sides of the home! All appliances less than 2 years. Furniture negotiable. On well and septic, has a shed for storage. Dixie County is known for low taxes and there are 8 springs nearby and the Suwannee River! Great area for outdoor enthusiasts!

23. 2026-01-03
    listed $139,900 Active 822-char remark

    Show marketing remark (822 chars)

    Back on the market, not because of the condition of the home!! Appraised over asking! Great home for weekend and/or first time homebuyers! This home has been remodeled with a frame home/manufactured home on a spacious . 47 acre parcel near the end of a dead end street, so no through traffic! Home is on a whole house air handler (only one year old!) with ductwork under the house that takes care of the house! Home is on a whole house air handler that takes care of the whole house with ductwork under the home. Home has 3 beds and 2.5 baths, and a porch that wraps around 2 sides of the home! All appliances less than 2 years. Furniture negotiable. On well and septic, has a shed for storage. Dixie County is known for low taxes and there are 8 springs nearby and the Suwannee River! Great area for outdoor enthusiasts!

24. 2025-09-02
    listed $139,900 Active
25. 2025-06-26
    price $139,900
26. 2025-02-24
    listed $145,000 Active

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$424/yr (+$35/mo · 61.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone A · 47% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,223
• − Mortgage interest: −$7,556
• − Property taxes: −$696
• − Insurance: −$2,177
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$3,924
• Taxable income: $954
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $2,805/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: Dixie
• NCES district ID: 1200450
• Math proficiency: 52% ▼ -3.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $34,799
• Composite: 42.18/100
• National rank: #3290
• State rank: #36 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): 10,445

Population outlook (Dixie County) Hauer SSP2

• Today (2025): 15,122 people
• By 2030: 14,521 · -4.0%
• By 2040: 13,503 · -10.7%
• By 2050: 12,671 · -16.2%
• By 2075: 10,857 · -28.2%
• By 2100: 8,344 · -44.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Dixie

• 2024 margin: Solid R (+70.4) · D 14.5% · R 84.9%
• 2008→2024 swing: -25.4pp toward R · 2008: -45.0pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+66.0 2016: R+63.2 2012: R+46.9 2008: R+45.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.22%
• Current HPI: 424.0037
• 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

-7.0% since first listed

14 events — show timeline

• 2026-03-13 Price Changed $134,900 HCAR
• 2026-03-13 Price Changed $134,900 DGLMLS
• 2026-03-13 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Relisted — HCAR
• 2026-01-23 Relisted — DGLMLS
• 2026-01-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Pending — HCAR
• 2026-01-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-04 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-04 Listed $139,900 DGLMLS
• 2026-01-03 Listed $139,900 HCAR
• 2025-09-02 Listed $139,900 DGLMLS
• 2025-06-26 Price Changed $139,900 DGLMLS
• 2025-02-24 Listed $145,000 DGLMLS

Property tax history

+11.1%/yr

Latest (2025): $696 · +4.5% YoY. Source: county tax records.