11351 SE 32nd Pl · Williston Highlands, FL 32668

$180,000

2 bd · 1.0 ba · 1,605 sqft · SingleFamily public records · 27 Days on market

Built 1969 4.91 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 +18.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Under contract-accepting backup offers. CONCRETE BLOCK FIXER UPPER ON ALMOST 5 ACRES! Opportunity awaits with this unique concrete block home situated on nearly 5 beautiful acres along a paved road. Featuring 2 bedrooms, 1 bathroom, and a huge kitchen with plenty of space for gatherings or future customization, this property is packed with potential for the right buyer. The home offers a very distinctive U-shaped layout, adding character and flexibility to the floor plan. The bathroom includes both a whirlpool tub and separate stall shower for added comfort. Outside, you’ll find a 20’ x 40’ pole barn, a small concrete block storage shed, and plenty of room for animals, equ

Key facts

• Pole barn
• U shaped layout
• Storage shed

Tags

• CONCRETE BLOCK HOME
• U SHAPED LAYOUT
• WHIRLPOOL TUB
• POLE BARN
• STORAGE SHED
• HIGH SPEED FIBER INTERNET

Property features AI

Finance

• Other: Zoning: A/RR; Public maintained paved/asphalt road access; Living area reported as 1,605 (source: public records); Total building area reported as 1,605 (source: public records)
• Financial info: No lease restrictions
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single-family residence; One story; Faces west; Homesteaded; Property condition: Fixer
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on approximately 4.91 acres
• Exterior features: Storage shed(s)

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Ceiling fans; Decorative fireplace
• Laundry & utility: Inside laundry with washer and electric dryer hookups; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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 $174k (3.1% below list).
• Recommended offer: $174k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.9% in Williston Highlands — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#851 in FL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, 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: 146 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 + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,357 (3.1% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $536,070
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11151 SE 30th St	0.33mi	3/2.0 (+1)	1,736 (+8%)	4mo	$580,000	$334	58
2550 SE 114th Ave	0.70mi	3/2.0 (+1)	1,674 (+4%)	15mo	$200,000	$119	39

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: 27.1%
• Equity multiple: 3.15×
• Total profit: $108,412
• Equity at exit: $162,158

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $311,116
• Equity at exit: $349,700

Cash invested: $50,400 (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 32668

• Home prices YoY: 11.5%
• Active inventory: 146
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,744 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$196 /mo · $2,348/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $163

Break-even live

Break-even rent $1,537

Max offer price $180,000

Occupancy floor 86%

Sensitivity live

Price	-10% $265	-5% $214	+0% $163	+5% $112	+10% $61
Rent	-10% $25	-5% $94	+0% $163	+5% $232	+10% $301
Rate	-1.0pp $253	-0.5pp $209	base $163	+0.5pp $116	+1.0pp $69

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   status $180,000 Pending 27 DOM
2. 2026-06-16
   days on market $180,000 Active 27 DOM
3. 2026-06-15
   days on market $180,000 Active 26 DOM
4. 2026-06-14
   days on market $180,000 Active 24 DOM
5. 2026-06-13
   days on market $180,000 Active 23 DOM
6. 2026-06-10
   days on market $180,000 Active 21 DOM
7. 2026-06-09
   days on market $180,000 Active 20 DOM
8. 2026-06-08
   days on market $180,000 Active 19 DOM
9. 2026-06-07
   days on market $180,000 Active 18 DOM
10. 2026-06-05
    days on market $180,000 Active 15 DOM
11. 2026-06-03
    days on market $180,000 Active 14 DOM
12. 2026-06-02
    days on market $180,000 Active 13 DOM
13. 2026-06-01
    days on market $180,000 Active 12 DOM
14. 2026-05-31
    days on market $180,000 Active 11 DOM
15. 2026-05-30
    days on market $180,000 Active 10 DOM
16. 2026-05-20
    listed $180,000 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: $2,348 · $196/mo
• Projected year-2 tax: $2,348 · $196/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 24 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,923
• − Mortgage interest: −$10,083
• − Property taxes: −$2,348
• − Insurance: −$900
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$5,236
• Taxable loss: −$992
• Est. tax savings @ 24.0%: +$238
• After-tax cash flow: $2,192/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 Highlands

• Score: 57/100
• State rank: #851
• US rank: #21745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,326

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 4% Slovak 2% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▲ 44.56%
• Current HPI: 432.1581
• 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

1 event — show timeline

• 2026-05-20 Listed $180,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+16.2%/yr

Latest (2025): $2,348 · +1.1% YoY. Source: county tax records.