1658 NE 743rd St · Fanning Springs, FL 32680

$269,900

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 116 Days on market

Built 2000 2.34 ac lot Est $212k · 27% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +0.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to your new little slice of heaven located in gorgeous Dixie County , just around the corner from the Suwannee River. This home is immaculate , has been updated and maintained to the highest standard. An oversized 2000 DWMH 3 bedrooms/ 2 bathrooms with a bright open floor plan. Property has a nice private driveway leading you to the oversized 2 carport large enough for 4 cars, boat, ATV , bikes etc. Front entrance offers a peaceful covered porch gazing out to the peaceful yard. Entering the home you'll see the bright open floor plan with majority new laminate wood flooring, a wood burning fireplace and a great view to the dining room and kitchen. Kitchen is nice and open with loads on cabinetry and a great breakfast nook area. Each guest bedroom in immaculate condition as well as as bathroom, with all update plumbing , faucets and fixtures throughout the whole home. Master bathroom is over sized with a spacious master bathroom with stand up shower and dual vanities. Exiting the home out the back door you have a laundry /mud room and a covered porch leading you to the massive carport. The yard is like a state park, gorgeous oak trees speckled throughout , offering multiple spigots over the total 2.34 acres , a chicken coop/feed room, storage/workshop with window unit additional utility building and pump house. Amazing fiber internet offered for ease of all wifi items. AC, hot water heater and roof all new within 5-6 years. Immaculate vinyl siding all brand new skirting as well as new lending rule of permanent backing. A short drive to town for shopping and dining. Call today for YOUR tour!

Key facts

• Covered porch
• Breakfast nook
• Oversized carport

Tags

• PRIVATE DRIVEWAY
• OVERSIZED CARPORT
• COVERED PORCH
• WOOD BURNING FIREPLACE
• BREAKFAST NOOK
• UPDATED PLUMBING

Property features AI

Finance

• Other: Property is on approximately 2.34 acres (2 to less than 5 acres)

Exterior

• Parking: Carport with 4 spaces
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured home (double wide); One story; Northeast facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built area approximately 1,832 sq ft
• Exterior features: Exterior lighting; Private mailbox; Sidewalk; Storage

Interior

• Kitchen: Dishwasher; Range hood; Refrigerator
• Bedrooms: 3 bedrooms (one-level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Solid surface counters; Solid wood cabinets; Split bedroom floor plan; Thermostat; Wood-burning fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (42.3% below list).
• Recommended offer: $156k (42.3% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.7% in Fanning Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $29k of equity ($2k loan paydown + $27k 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.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $270k implies a 231% 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; 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 $155,689 (42.3% 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. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
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: 0.58% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.98%
• DSCR: 0.73
• GRM: 14.4

CMA / ARV

• ARV (on-the-fly): $212,220
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 NE 197th Ave	0.67mi	3/2.0	1,512 (-7%)	11mo	$198,000	$131	49

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: 20.0%
• Equity multiple: 2.63×
• Total profit: $122,855
• Equity at exit: $243,147

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $380,395
• Equity at exit: $524,356

Cash invested: $75,572 (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: 14.4×

Monthly cashflow live

• Estimated rent: $1,557 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-377

Break-even live

Break-even rent $2,034

Max offer price $203,320

Occupancy floor —

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $269,900 Active 116 DOM
2. 2026-06-17
   days on market $269,900 Active 115 DOM
3. 2026-06-17
   price $269,900 Active 114 DOM
4. 2026-06-16
   days on market $275,000 Active 114 DOM
5. 2026-06-15
   days on market $275,000 Active 113 DOM
6. 2026-06-13
   days on market $275,000 Active 111 DOM
7. 2026-06-12
   days on market $275,000 Active 110 DOM
8. 2026-06-09
   days on market $275,000 Active 107 DOM
9. 2026-06-08
   days on market $275,000 Active 106 DOM
10. 2026-06-07
    days on market $275,000 Active 105 DOM
11. 2026-06-07
    days on market $275,000 Active 104 DOM
12. 2026-06-04
    days on market $275,000 Active 101 DOM
13. 2026-06-02
    days on market $275,000 Active 100 DOM
14. 2026-06-01
    days on market $275,000 Active 99 DOM
15. 2026-05-31
    days on market $275,000 Active 98 DOM
16. 2026-05-31
    days on market $275,000 Active 97 DOM
17. 2026-05-03
    price $275,000 1623-char remark

    Show marketing remark (1623 chars)

    Welcome to your new little slice of heaven located in gorgeous Dixie County , just around the corner from the Suwannee River. This home is immaculate , has been updated and maintained to the highest standard. An oversized 2000 DWMH 3 bedrooms/ 2 bathrooms with a bright open floor plan. Property has a nice private driveway leading you to the oversized 2 carport large enough for 4 cars, boat, ATV , bikes etc. Front entrance offers a peaceful covered porch gazing out to the peaceful yard. Entering the home you'll see the bright open floor plan with majority new laminate wood flooring, a wood burning fireplace and a great view to the dining room and kitchen. Kitchen is nice and open with loads on cabinetry and a great breakfast nook area. Each guest bedroom in immaculate condition as well as as bathroom, with all update plumbing , faucets and fixtures throughout the whole home. Master bathroom is over sized with a spacious master bathroom with stand up shower and dual vanities. Exiting the home out the back door you have a laundry /mud room and a covered porch leading you to the massive carport. The yard is like a state park, gorgeous oak trees speckled throughout , offering multiple spigots over the total 2.34 acres , a chicken coop/feed room, storage/workshop with window unit additional utility building and pump house. Amazing fiber internet offered for ease of all wifi items. AC, hot water heater and roof all new within 5-6 years. Immaculate vinyl siding all brand new skirting as well as new lending rule of permanent backing. A short drive to town for shopping and dining. Call today for YOUR tour!

18. 2026-05-03
    price $275,000

    Show marketing remark (1623 chars)

    Welcome to your new little slice of heaven located in gorgeous Dixie County , just around the corner from the Suwannee River. This home is immaculate , has been updated and maintained to the highest standard. An oversized 2000 DWMH 3 bedrooms/ 2 bathrooms with a bright open floor plan. Property has a nice private driveway leading you to the oversized 2 carport large enough for 4 cars, boat, ATV , bikes etc. Front entrance offers a peaceful covered porch gazing out to the peaceful yard. Entering the home you'll see the bright open floor plan with majority new laminate wood flooring, a wood burning fireplace and a great view to the dining room and kitchen. Kitchen is nice and open with loads on cabinetry and a great breakfast nook area. Each guest bedroom in immaculate condition as well as as bathroom, with all update plumbing , faucets and fixtures throughout the whole home. Master bathroom is over sized with a spacious master bathroom with stand up shower and dual vanities. Exiting the home out the back door you have a laundry /mud room and a covered porch leading you to the massive carport. The yard is like a state park, gorgeous oak trees speckled throughout , offering multiple spigots over the total 2.34 acres , a chicken coop/feed room, storage/workshop with window unit additional utility building and pump house. Amazing fiber internet offered for ease of all wifi items. AC, hot water heater and roof all new within 5-6 years. Immaculate vinyl siding all brand new skirting as well as new lending rule of permanent backing. A short drive to town for shopping and dining. Call today for YOUR tour!

19. 2026-02-22
    listed $289,900 Active
20. 2026-02-21
    listed $289,900 Active 1623-char remark

    Show marketing remark (1623 chars)

    Welcome to your new little slice of heaven located in gorgeous Dixie County , just around the corner from the Suwannee River. This home is immaculate , has been updated and maintained to the highest standard. An oversized 2000 DWMH 3 bedrooms/ 2 bathrooms with a bright open floor plan. Property has a nice private driveway leading you to the oversized 2 carport large enough for 4 cars, boat, ATV , bikes etc. Front entrance offers a peaceful covered porch gazing out to the peaceful yard. Entering the home you'll see the bright open floor plan with majority new laminate wood flooring, a wood burning fireplace and a great view to the dining room and kitchen. Kitchen is nice and open with loads on cabinetry and a great breakfast nook area. Each guest bedroom in immaculate condition as well as as bathroom, with all update plumbing , faucets and fixtures throughout the whole home. Master bathroom is over sized with a spacious master bathroom with stand up shower and dual vanities. Exiting the home out the back door you have a laundry /mud room and a covered porch leading you to the massive carport. The yard is like a state park, gorgeous oak trees speckled throughout , offering multiple spigots over the total 2.34 acres , a chicken coop/feed room, storage/workshop with window unit additional utility building and pump house. Amazing fiber internet offered for ease of all wifi items. AC, hot water heater and roof all new within 5-6 years. Immaculate vinyl siding all brand new skirting as well as new lending rule of permanent backing. A short drive to town for shopping and dining. Call today for YOUR tour!

21. 2020-09-25
    soldstatus $81,500
22. 2020-09-11
    soldstatus $81,500 328-char remark

    Show marketing remark (328 chars)

    Beautiful 3/2 manufactured home on 2.34 acre corner lot in nice subdivision one block off of Suwannee River. New shingle roof installed in 2019. Approx 30 ft x 30 ft pole barn with concrete floor just behind home. This home would make a great permanent home or vacation retreat. Schedule an appointment today to see this home.

23. 2020-07-07
    listed $89,500 328-char remark

    Show marketing remark (328 chars)

    Beautiful 3/2 manufactured home on 2.34 acre corner lot in nice subdivision one block off of Suwannee River. New shingle roof installed in 2019. Approx 30 ft x 30 ft pole barn with concrete floor just behind home. This home would make a great permanent home or vacation retreat. Schedule an appointment today to see this home.

24. 2006-12-18
    soldstatus $75,000
25. 2005-10-10
    soldstatus $24,000

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$1,292/yr (+$108/mo · 136.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,683
• − Mortgage interest: −$15,119
• − Property taxes: −$948
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$7,852
• Taxable loss: −$9,574
• Est. tax savings @ 24.0%: +$2,298
• After-tax cash flow: $-2,225/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

+1045.8% since first listed

9 events — show timeline

• 2026-05-03 Price Changed $275,000 DGLMLS
• 2026-05-03 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-22 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-21 Listed $289,900 DGLMLS
• 2020-09-25 Sold (Public Records) $81,500 Public Records
• 2020-09-11 Sold (MLS) $81,500 DGLMLS
• 2020-07-07 Listed $89,500 DGLMLS
• 2006-12-18 Sold (Public Records) $75,000 Public Records
• 2005-10-10 Sold (Public Records) $24,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $948 · +3.1% YoY. Source: county tax records.