7351 NW 170th St · Fanning Springs, FL 32693

$174,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 48 Days on market

Built 1992 0.30 ac lot

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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 +21.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Move in Ready! Fully Updated 3/2 on Cozy Corner Lot. No HOA and No Deed Restrictions! Gorgeous home interior features new life proof vinyl plank flooring, new interior doors and trim work, new bathroom fixtures including custom tile work, added hallway storage, new light fixtures, ceiling fans, and fresh paint. Brand new kitchen with lots of counter space. New stainless appliances, large stainless single basin sink, solid wood soft close cabinets, and large pantry cabinet. Designated dining space and additional flex space that can be used as a mudroom or eat in kitchen. Split floor plan with lots of natural light and warm neutral tones throughout. Updated metal roof. Exterior doors, skirtin

Key facts

• Fully updated
• Ceiling fans
• Custom tile work

Tags

• FULLY UPDATED
• NEW BATHROOM FIXTURES
• CUSTOM TILE WORK
• ADDED HALLWAY STORAGE
• NEW LIGHT FIXTURES
• CEILING FANS

Property features AI

Finance

• Other: Public records list living area as 1,152 (square feet); Lot size approximately 0.3 acre (about 1/4 to less than 1/2 acre); Home warranty included
• HOA & community: Pets allowed

Exterior

• Parking: Off-street parking
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Electricity connected; Fiber optics available
• Home design: Manufactured double-wide home; One level; Faces south
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built on a double-wide manufactured home body type
• Exterior features: Sliding doors; Corner lot; In-county location; Oak trees on the property; Limerock and paved road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Ice maker; Exhaust fan
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Living room/dining room combo; Open floorplan; Solid wood cabinets; Thermostat; Walk-in closet(s); Window treatments (blinds)
• Laundry & utility: Inside laundry in a laundry closet; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $251 ($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 $171k (2.2% below list).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• 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: 199 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $175k implies a 487% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $116,352
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7311 NW 168th Ln	0.12mi	3/2.0	1,012 (-12%)	4mo	$58,000	$57	71
7030 NW 167th Pl	0.44mi	3/2.0	1,152 (0%)	14mo	$95,000	$82	68
16810 NW 70 Ave	0.40mi	3/2.0	1,080 (-6%)	9mo	$165,000	$153	63
7171 NW 166th St	0.41mi	2/1.0 (-1)	1,066 (-8%)	5mo	$32,000	$30	56
7310 NW 166th St	0.43mi	2/2.0 (-1)	1,144 (-1%)	24mo	$137,900	$121	54
7070 NW 168th Ln	0.33mi	3/2.0	1,040 (-10%)	20mo	$104,900	$101	52

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: 28.7%
• Equity multiple: 3.27×
• Total profit: $111,188
• Equity at exit: $157,564

10-year hold

• IRR: 25.0%
• Equity multiple: 7.43×
• Total profit: $314,789
• Equity at exit: $339,792

Cash invested: $48,972 (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 32693

• Home prices YoY: 14.8%
• Active inventory: 199
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $251

Break-even live

Break-even rent $1,393

Max offer price $174,900

Occupancy floor 80%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   status $174,900 Pending 48 DOM
2. 2026-06-18
   days on market $174,900 Active 48 DOM
3. 2026-06-17
   days on market $174,900 Active 47 DOM
4. 2026-06-16
   days on market $174,900 Active 46 DOM
5. 2026-06-15
   days on market $174,900 Active 45 DOM
6. 2026-06-14
   days on market $174,900 Active 43 DOM
7. 2026-06-13
   days on market $174,900 Active 42 DOM
8. 2026-06-10
   days on market $174,900 Active 40 DOM
9. 2026-06-09
   days on market $174,900 Active 39 DOM
10. 2026-06-08
    days on market $174,900 Active 38 DOM
11. 2026-06-07
    days on market $174,900 Active 37 DOM
12. 2026-06-05
    days on market $174,900 Active 34 DOM
13. 2026-06-03
    days on market $174,900 Active 33 DOM
14. 2026-06-02
    days on market $174,900 Active 32 DOM
15. 2026-06-01
    days on market $174,900 Active 31 DOM
16. 2026-05-31
    days on market $174,900 Active 30 DOM
17. 2026-05-30
    days on market $174,900 Active 29 DOM
18. 2026-05-01
    listed $174,900 Active
19. 2007-02-12
    soldstatus $29,800

ⓘ 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: $1,329 · $111/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$122/yr (+$10/mo · 9.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,531
• − Mortgage interest: −$9,797
• − Property taxes: −$1,329
• − Insurance: −$874
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$5,088
• Taxable income: $157
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $2,972/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 — 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): 11,692

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 46.81%
• Current HPI: 363.4299
• 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

+486.9% since first listed

2 events — show timeline

• 2026-05-01 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2007-02-12 Sold (Public Records) $29,800 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,329 · +19.4% YoY. Source: county tax records.