160 SW Merciful Pl · Fort White, FL 32038

$155,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 21 Days on market

Built 2004 1.01 ac lot Est $248k · 37% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special in the heart of Fort White, Florida! Located just minutes from the head springs of the world-famous Ichetucknee Springs and the Santa Fe River, this 2004 3-bedroom, 2-bath mobile home sits on just over 1 acre in a quiet rural neighborhood with no HOA or fees. Previously occupied by long-term tenants, this property offers excellent potential for both long-term or short-term rental income in one of North Florida’s most sought-after outdoor recreation areas. The seller has already begun renovations for the next owner, including a newer metal roof and new drain field, with additional updates currently in progress. Enjoy the peaceful country setting while still being close

Key facts

• New drain field
• Newer metal roof
• No hoa or fees

Tags

• NO HOA OR FEES
• NEWER METAL ROOF
• NEW DRAIN FIELD
• PEACEFUL COUNTRY SETTING

Property features AI

Exterior

• Parking: 3-car garage
• Utilities: Private well water
• Home design: Manufactured home; Residential property
• Construction: Metal roof
• Exterior features: Covered patio/porch; Metal roof; Lot roughly 155 x 290 (about 1.01 acres)

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heat; Central air conditioning
• Interior features: Vinyl flooring; Central heating and cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.1% vs local median 2.9% in Fort White — 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 69/100 on livability (#463 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D, amenities F, commute F.
• Columbia (town): math 53% / reading 54% proficiency, ranked #25 of 73 in FL (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 178 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Columbia County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $155k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.58% ✓
• Cap rate: 23.06%
• Cash-on-cash: 59.90%
• DSCR: 3.67
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $247,536
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1494 SW Spruce Rd	0.03mi	3/2.0	1,248 (-4%)	2mo	$140,000	$112	91
721 SW Loncala Loop	0.73mi	3/3.0	1,295 (-0%)	17mo	$247,500	$191	48

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: 72.1%
• Equity multiple: 6.12×
• Total profit: $222,408
• Equity at exit: $139,636

10-year hold

• IRR: 65.9%
• Equity multiple: 13.59×
• Total profit: $546,475
• Equity at exit: $301,131

Cash invested: $43,400 (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 32038

• Home prices YoY: 17.7%
• Active inventory: 110
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $2,166

Break-even live

Break-even rent $1,258

Max offer price $155,000

Occupancy floor 41%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2491 SW Daisy Rd Fort White, FL	3.0	2.0	1576	$4,000	$2.54	13d	1	0.50mi

Listing history 21 events

1. 2026-06-19
   days on market $155,000 Active 21 DOM
2. 2026-06-18
   days on market $155,000 Active 20 DOM
3. 2026-06-17
   days on market $155,000 Active 19 DOM
4. 2026-06-16
   days on market $155,000 Active 18 DOM
5. 2026-06-15
   days on market $155,000 Active 17 DOM
6. 2026-06-14
   days on market $155,000 Active 15 DOM
7. 2026-06-12
   days on market $155,000 Active 14 DOM
8. 2026-06-09
   days on market $155,000 Active 11 DOM
9. 2026-06-08
   days on market $155,000 Active 10 DOM
10. 2026-06-07
    days on market $155,000 Active 9 DOM
11. 2026-06-05
    days on market $155,000 Active 6 DOM
12. 2026-06-03
    days on market $155,000 Active 5 DOM
13. 2026-06-02
    days on market $155,000 Active 4 DOM
14. 2026-06-01
    days on market $155,000 Active 3 DOM
15. 2026-05-31
    days on market $155,000 Active 2 DOM
16. 2026-05-29
    listed $155,000 Active
17. 2020-03-31
    soldstatus $85,000
18. 2017-09-27
    soldstatus $69,000
19. 2009-06-15
    soldstatus $68,800
20. 1992-06-01
    soldstatus $5,500
21. 1987-10-01
    soldstatus $6,400

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,394 · $116/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$8,682
• − Property taxes: −$1,394
• − Insurance: −$775
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$4,509
• Taxable income: $24,959
• Est. tax owed @ 24.0%: −$5,990
• After-tax cash flow: $20,006/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: Columbia
• NCES district ID: 1200360
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $40,053
• Composite: 44.74/100
• National rank: #2750
• State rank: #25 of 73 in FL

Livability — Fort White

• Score: 69/100
• State rank: #463
• US rank: #8360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,035

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 68,129 people
• By 2030: 67,501 · -0.9%
• By 2040: 65,465 · -3.9%
• By 2050: 63,058 · -7.4%
• By 2075: 56,291 · -17.4%
• By 2100: 45,243 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 7% Black 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+50.2) · D 24.6% · R 74.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -33.8pp · 2024: -50.2pp
• All cycles: 2024: R+50.2 2020: R+45.2 2016: R+44.5 2012: R+36.7 2008: R+33.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 57.72%
• Current HPI: 384.5816
• 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

+2321.9% since first listed

6 events — show timeline

• 2026-05-29 Listed $155,000 NFMLS
• 2020-03-31 Sold (Public Records) $85,000 Public Records
• 2017-09-27 Sold (Public Records) $69,000 Public Records
• 2009-06-15 Sold (Public Records) $68,800 Public Records
• 1992-06-01 Sold (Public Records) $5,500 Public Records
• 1987-10-01 Sold (Public Records) $6,400 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,394 · -16.3% YoY. Source: county tax records.