425 SE 2nd St · Williston, FL 32696

$199,900

2 bd · 2.0 ba · 1,168 sqft · SingleFamily public records · 142 Days on market

Built 1940 8,712 sqft lot Est $218k · 8% under

---

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 +16.0/30.0
• ARV discount +11.3/15.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming fully updated home in the heart of Williston! This beautifully renovated residence features a brand-new kitchen, bathrooms, electrical system and repipe completed in 2025, along with a brand new HVAC system for year-round comfort. Thoughtful improvements include a durable metal roof and quality finishes throughout. Sit and relax on the inviting front porch overlooking an attractive decorative pond that enhances the home's curb appeal. The property also offers a convenient storage shed in the backyard and a well-proportioned lot ideal for outdoor enjoyment. Combination of classic character with modern updates makes this an exceptional opportunity in Levy County.

Key facts

• Durable metal roof
• Decorative pond
• Brand new kitchen

Tags

• UPDATED HOME
• BRAND NEW KITCHEN
• BRAND NEW BATHROOMS
• NEW HVAC SYSTEM
• DURABLE METAL ROOF
• DECORATIVE POND

Property features AI

Finance

• Other: Lot approximately 0.2 acres (0 to less than 1/4 acre)
• HOA & community: No association fees; Pets allowed; Development: Williston Acres

Exterior

• Parking: Directions indicate property is in the middle on SE 2nd St
• Utilities: Public water; Public sewer; Internet available (broadband/high-speed); Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One story; Faces west; Completed condition
• Construction: Metal roof; Other construction materials; Crawlspace foundation; Other foundation details; Built with a total building area of 1,452 square feet
• Exterior features: Sidewalk; Other exterior features

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Decorative fireplace; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Indoor laundry; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 (17.5% below list).
• Recommended offer: $165k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.4% 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: Joyce M. Bullock Elementary School (662 students, 70% FRL); Nature Coast Middle School (math 32% / reading 42%, grade F, #399 of 571 statewide, top 71%, 90 students, 82% FRL, charter); Williston Middle High School (math 44% / reading 36%, grade F, #296 of 667 statewide, top 45%, 1,119 students, 60% FRL).
• Market conditions: 359 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 $6k 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

• It's been on market 142 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $50k; list at $200k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $165,000 (17.5% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $218,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 SE 2nd St	0.07mi	2/2.0	1,321 (+13%)	3mo	$140,000	$106	73
215 SE 1st Ave	0.23mi	3/2.0 (+1)	1,235 (+6%)	3mo	$207,000	$168	72
435 SE 5 Ave	0.18mi	3/2.0 (+1)	1,184 (+1%)	20mo	$235,000	$198	68
315 SE 5th St	0.25mi	3/2.0 (+1)	1,204 (+3%)	15mo	$249,900	$208	66
755 S Main St	0.38mi	2/1.5	1,178 (+1%)	16mo	$259,000	$220	65
306 SE 4th St	0.14mi	3/2.0 (+1)	1,204 (+3%)	22mo	$205,000	$170	65
207 NE 3rd Ter	0.49mi	3/2.0 (+1)	1,260 (+8%)	1mo	$155,000	$123	58
41 NW 5th St	0.59mi	2/1.0	1,252 (+7%)	7mo	$118,000	$94	50
444 NE 2nd St	0.70mi	3/2.0 (+1)	1,164 (-0%)	23mo	$218,000	$187	43
448 NE 2nd Ave	0.57mi	3/1.5 (+1)	1,056 (-10%)	12mo	$190,000	$180	40
48 NE 1st Ave	0.42mi	3/2.0 (+1)	1,316 (+13%)	21mo	$262,700	$200	36
312 NE 4th Ave	0.67mi	3/1.0 (+1)	1,000 (-14%)	14mo	$227,513	$228	24

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-26,243
• Equity at exit: $29,806

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-15,165
• Equity at exit: $17,284

Cash invested: $55,972 (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: 359
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $98

Break-even live

Break-even rent $1,526

Max offer price $199,900

Occupancy floor 89%

Sensitivity live

Price	-10% $211	-5% $154	+0% $98	+5% $41	+10% $-15
Rent	-10% $-32	-5% $33	+0% $98	+5% $163	+10% $228
Rate	-1.0pp $199	-0.5pp $149	base $98	+0.5pp $46	+1.0pp $-7

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: $49,975
• Closing costs: $5,997
• 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	15d	1	0.28mi

Listing history 27 events

1. 2026-06-21
   days on market $199,900 Active 142 DOM
2. 2026-06-18
   days on market $199,900 Active 139 DOM
3. 2026-06-17
   days on market $199,900 Active 138 DOM
4. 2026-06-16
   days on market $199,900 Active 137 DOM
5. 2026-06-15
   days on market $199,900 Active 136 DOM
6. 2026-06-14
   days on market $199,900 Active 134 DOM
7. 2026-06-13
   days on market $199,900 Active 133 DOM
8. 2026-06-10
   days on market $199,900 Active 131 DOM
9. 2026-06-09
   days on market $199,900 Active 130 DOM
10. 2026-06-08
    days on market $199,900 Active 129 DOM
11. 2026-06-07
    days on market $199,900 Active 128 DOM
12. 2026-06-05
    days on market $199,900 Active 125 DOM
13. 2026-06-03
    days on market $199,900 Active 124 DOM
14. 2026-06-02
    days on market $199,900 Active 123 DOM
15. 2026-06-01
    days on market $199,900 Active 122 DOM
16. 2026-05-31
    days on market $199,900 Active 121 DOM
17. 2026-05-30
    days on market $199,900 Active 120 DOM
18. 2026-04-29
    price $199,900 678-char remark

    Show marketing remark (678 chars)

    Charming fully updated home in the heart of Williston! This beautifully renovated residence features a brand-new kitchen, bathrooms, electrical system and repipe completed in 2025, along with a brand new HVAC system for year-round comfort. Thoughtful improvements include a durable metal roof and quality finishes throughout. Sit and relax on the inviting front porch overlooking an attractive decorative pond that enhances the home's curb appeal. The property also offers a convenient storage shed in the backyard and a well-proportioned lot ideal for outdoor enjoyment. Combination of classic character with modern updates makes this an exceptional opportunity in Levy County.

19. 2026-04-29
    price $199,900

    Show marketing remark (678 chars)

    Charming fully updated home in the heart of Williston! This beautifully renovated residence features a brand-new kitchen, bathrooms, electrical system and repipe completed in 2025, along with a brand new HVAC system for year-round comfort. Thoughtful improvements include a durable metal roof and quality finishes throughout. Sit and relax on the inviting front porch overlooking an attractive decorative pond that enhances the home's curb appeal. The property also offers a convenient storage shed in the backyard and a well-proportioned lot ideal for outdoor enjoyment. Combination of classic character with modern updates makes this an exceptional opportunity in Levy County.

20. 2026-04-09
    price $204,900 678-char remark

    Show marketing remark (678 chars)

    Charming fully updated home in the heart of Williston! This beautifully renovated residence features a brand-new kitchen, bathrooms, electrical system and repipe completed in 2025, along with a brand new HVAC system for year-round comfort. Thoughtful improvements include a durable metal roof and quality finishes throughout. Sit and relax on the inviting front porch overlooking an attractive decorative pond that enhances the home's curb appeal. The property also offers a convenient storage shed in the backyard and a well-proportioned lot ideal for outdoor enjoyment. Combination of classic character with modern updates makes this an exceptional opportunity in Levy County.

21. 2026-04-09
    price $204,900

    Show marketing remark (678 chars)

    Charming fully updated home in the heart of Williston! This beautifully renovated residence features a brand-new kitchen, bathrooms, electrical system and repipe completed in 2025, along with a brand new HVAC system for year-round comfort. Thoughtful improvements include a durable metal roof and quality finishes throughout. Sit and relax on the inviting front porch overlooking an attractive decorative pond that enhances the home's curb appeal. The property also offers a convenient storage shed in the backyard and a well-proportioned lot ideal for outdoor enjoyment. Combination of classic character with modern updates makes this an exceptional opportunity in Levy County.

22. 2026-04-03
    listed $209,900 Active 678-char remark

    Show marketing remark (678 chars)

    Charming fully updated home in the heart of Williston! This beautifully renovated residence features a brand-new kitchen, bathrooms, electrical system and repipe completed in 2025, along with a brand new HVAC system for year-round comfort. Thoughtful improvements include a durable metal roof and quality finishes throughout. Sit and relax on the inviting front porch overlooking an attractive decorative pond that enhances the home's curb appeal. The property also offers a convenient storage shed in the backyard and a well-proportioned lot ideal for outdoor enjoyment. Combination of classic character with modern updates makes this an exceptional opportunity in Levy County.

23. 2026-03-03
    price $209,900
24. 2026-01-30
    listed $214,900 Active
25. 2025-05-07
    soldstatus $50,000
26. 1994-10-01
    soldstatus $15,800
27. 1990-03-01
    soldstatus $11,500

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$770/yr (+$64/mo · 86.7%)

ⓘ 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: $19,800
• − Mortgage interest: −$11,198
• − Property taxes: −$889
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,815
• Taxable loss: −$2,269
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $1,719/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

+1638.3% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $199,900 realMLS
• 2026-04-29 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $204,900 realMLS
• 2026-04-09 Price Changed $204,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $209,900 realMLS
• 2026-03-03 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listed $214,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-07 Sold (Public Records) $50,000 Public Records
• 1994-10-01 Sold (Public Records) $15,800 Public Records
• 1990-03-01 Sold (Public Records) $11,500 Public Records

Property tax history

+18.0%/yr

Latest (2025): $889 · +37.0% YoY. Source: county tax records.