1668 NE 592nd St · Fanning Springs, FL 32680

$159,000

3 bd · 2.0 ba · 1,320 sqft · Manufactured · 100 Days on market

Built 1983 Good condition 2.00 ac lot ↓ 18% since listing

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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 +18.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

RECENTLY UPDATED 1983 DWMH on 2 ACRES! This home features upgrades such as a NEW WELL, SEPTIC, ROOF, and exterior WINDOWS! Inside, you will find new flooring, countertops, water heater, and appliances! Located on a PAVED ROAD! High and Dry! Dixie County offers low property taxes. Less than 30 miles to the Gulf of America for fishing, boating, and scalloping. Less than 5 miles to the Famous Suwannee River. Enjoy all things outdoors and nature here, including the 32-mile Nature Coast State Trail, numerous freshwater springs, and several State Parks. Call today to schedule your private tour!

Key facts

• New well
• New septic
• New flooring

Tags

• NEW WELL
• NEW SEPTIC
• NEW ROOF
• NEW WINDOWS
• NEW FLOORING
• NEW COUNTERTOPS

Property features AI

Finance

• Other: Unfurnished; Property zoned RES; Residential property type
• Financial info: Tax information not included per instructions
• HOA & community: No HOA

Exterior

• Parking: No parking details provided
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured double-wide home; One story; East-facing
• Construction: Metal roof; Other construction materials; Pillar/Post/Pier foundation; Estimated 1,320 sq ft living area
• Exterior features: Paved road access; 2 acres of land

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Wood-burning fireplace
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $157 ($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 $159k (0.0% below list).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• 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 $17k of equity ($1k loan paydown + $16k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.17×
• Total profit: $96,606
• Equity at exit: $143,240

10-year hold

• IRR: 23.9%
• Equity multiple: 7.21×
• Total profit: $276,682
• Equity at exit: $308,902

Cash invested: $44,520 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $157

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 85%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $159,000 Active 100 DOM
2. 2026-06-17
   days on market $159,000 Active 99 DOM
3. 2026-06-16
   days on market $159,000 Active 98 DOM
4. 2026-06-15
   days on market $159,000 Active 97 DOM
5. 2026-06-13
   days on market $159,000 Active 95 DOM
6. 2026-06-12
   days on market $159,000 Active 94 DOM
7. 2026-06-09
   days on market $159,000 Active 91 DOM
8. 2026-06-08
   days on market $159,000 Active 90 DOM
9. 2026-06-07
   days on market $159,000 Active 89 DOM
10. 2026-06-07
    days on market $159,000 Active 88 DOM
11. 2026-06-04
    days on market $159,000 Active 85 DOM
12. 2026-06-02
    days on market $159,000 Active 84 DOM
13. 2026-06-01
    days on market $159,000 Active 83 DOM
14. 2026-05-31
    days on market $159,000 Active 82 DOM
15. 2026-05-31
    days on market $159,000 Active 81 DOM
16. 2026-05-07
    price $159,000 595-char remark

    Show marketing remark (595 chars)

    RECENTLY UPDATED 1983 DWMH on 2 ACRES! This home features upgrades such as a NEW WELL, SEPTIC, ROOF, and exterior WINDOWS! Inside, you will find new flooring, countertops, water heater, and appliances! Located on a PAVED ROAD! High and Dry! Dixie County offers low property taxes. Less than 30 miles to the Gulf of America for fishing, boating, and scalloping. Less than 5 miles to the Famous Suwannee River. Enjoy all things outdoors and nature here, including the 32-mile Nature Coast State Trail, numerous freshwater springs, and several State Parks. Call today to schedule your private tour!

17. 2026-05-07
    price $159,000 595-char remark

    Show marketing remark (595 chars)

    RECENTLY UPDATED 1983 DWMH on 2 ACRES! This home features upgrades such as a NEW WELL, SEPTIC, ROOF, and exterior WINDOWS! Inside, you will find new flooring, countertops, water heater, and appliances! Located on a PAVED ROAD! High and Dry! Dixie County offers low property taxes. Less than 30 miles to the Gulf of America for fishing, boating, and scalloping. Less than 5 miles to the Famous Suwannee River. Enjoy all things outdoors and nature here, including the 32-mile Nature Coast State Trail, numerous freshwater springs, and several State Parks. Call today to schedule your private tour!

18. 2026-05-07
    price $159,000

    Show marketing remark (595 chars)

    RECENTLY UPDATED 1983 DWMH on 2 ACRES! This home features upgrades such as a NEW WELL, SEPTIC, ROOF, and exterior WINDOWS! Inside, you will find new flooring, countertops, water heater, and appliances! Located on a PAVED ROAD! High and Dry! Dixie County offers low property taxes. Less than 30 miles to the Gulf of America for fishing, boating, and scalloping. Less than 5 miles to the Famous Suwannee River. Enjoy all things outdoors and nature here, including the 32-mile Nature Coast State Trail, numerous freshwater springs, and several State Parks. Call today to schedule your private tour!

19. 2026-04-22
    price $175,000 595-char remark

    Show marketing remark (595 chars)

    RECENTLY UPDATED 1983 DWMH on 2 ACRES! This home features upgrades such as a NEW WELL, SEPTIC, ROOF, and exterior WINDOWS! Inside, you will find new flooring, countertops, water heater, and appliances! Located on a PAVED ROAD! High and Dry! Dixie County offers low property taxes. Less than 30 miles to the Gulf of America for fishing, boating, and scalloping. Less than 5 miles to the Famous Suwannee River. Enjoy all things outdoors and nature here, including the 32-mile Nature Coast State Trail, numerous freshwater springs, and several State Parks. Call today to schedule your private tour!

20. 2026-04-22
    price $175,000 595-char remark

    Show marketing remark (595 chars)

    RECENTLY UPDATED 1983 DWMH on 2 ACRES! This home features upgrades such as a NEW WELL, SEPTIC, ROOF, and exterior WINDOWS! Inside, you will find new flooring, countertops, water heater, and appliances! Located on a PAVED ROAD! High and Dry! Dixie County offers low property taxes. Less than 30 miles to the Gulf of America for fishing, boating, and scalloping. Less than 5 miles to the Famous Suwannee River. Enjoy all things outdoors and nature here, including the 32-mile Nature Coast State Trail, numerous freshwater springs, and several State Parks. Call today to schedule your private tour!

21. 2026-04-22
    price $175,000

    Show marketing remark (595 chars)

    RECENTLY UPDATED 1983 DWMH on 2 ACRES! This home features upgrades such as a NEW WELL, SEPTIC, ROOF, and exterior WINDOWS! Inside, you will find new flooring, countertops, water heater, and appliances! Located on a PAVED ROAD! High and Dry! Dixie County offers low property taxes. Less than 30 miles to the Gulf of America for fishing, boating, and scalloping. Less than 5 miles to the Famous Suwannee River. Enjoy all things outdoors and nature here, including the 32-mile Nature Coast State Trail, numerous freshwater springs, and several State Parks. Call today to schedule your private tour!

22. 2026-04-10
    price $185,000 595-char remark

    Show marketing remark (595 chars)

    RECENTLY UPDATED 1983 DWMH on 2 ACRES! This home features upgrades such as a NEW WELL, SEPTIC, ROOF, and exterior WINDOWS! Inside, you will find new flooring, countertops, water heater, and appliances! Located on a PAVED ROAD! High and Dry! Dixie County offers low property taxes. Less than 30 miles to the Gulf of America for fishing, boating, and scalloping. Less than 5 miles to the Famous Suwannee River. Enjoy all things outdoors and nature here, including the 32-mile Nature Coast State Trail, numerous freshwater springs, and several State Parks. Call today to schedule your private tour!

23. 2026-04-10
    price $185,000

    Show marketing remark (595 chars)

    RECENTLY UPDATED 1983 DWMH on 2 ACRES! This home features upgrades such as a NEW WELL, SEPTIC, ROOF, and exterior WINDOWS! Inside, you will find new flooring, countertops, water heater, and appliances! Located on a PAVED ROAD! High and Dry! Dixie County offers low property taxes. Less than 30 miles to the Gulf of America for fishing, boating, and scalloping. Less than 5 miles to the Famous Suwannee River. Enjoy all things outdoors and nature here, including the 32-mile Nature Coast State Trail, numerous freshwater springs, and several State Parks. Call today to schedule your private tour!

24. 2026-04-10
    price $185,000 595-char remark

    Show marketing remark (595 chars)

    RECENTLY UPDATED 1983 DWMH on 2 ACRES! This home features upgrades such as a NEW WELL, SEPTIC, ROOF, and exterior WINDOWS! Inside, you will find new flooring, countertops, water heater, and appliances! Located on a PAVED ROAD! High and Dry! Dixie County offers low property taxes. Less than 30 miles to the Gulf of America for fishing, boating, and scalloping. Less than 5 miles to the Famous Suwannee River. Enjoy all things outdoors and nature here, including the 32-mile Nature Coast State Trail, numerous freshwater springs, and several State Parks. Call today to schedule your private tour!

25. 2026-03-10
    listed $194,000 Active 595-char remark

    Show marketing remark (595 chars)

    RECENTLY UPDATED 1983 DWMH on 2 ACRES! This home features upgrades such as a NEW WELL, SEPTIC, ROOF, and exterior WINDOWS! Inside, you will find new flooring, countertops, water heater, and appliances! Located on a PAVED ROAD! High and Dry! Dixie County offers low property taxes. Less than 30 miles to the Gulf of America for fishing, boating, and scalloping. Less than 5 miles to the Famous Suwannee River. Enjoy all things outdoors and nature here, including the 32-mile Nature Coast State Trail, numerous freshwater springs, and several State Parks. Call today to schedule your private tour!

26. 2026-03-10
    listed $194,000 Active 595-char remark

    Show marketing remark (595 chars)

    RECENTLY UPDATED 1983 DWMH on 2 ACRES! This home features upgrades such as a NEW WELL, SEPTIC, ROOF, and exterior WINDOWS! Inside, you will find new flooring, countertops, water heater, and appliances! Located on a PAVED ROAD! High and Dry! Dixie County offers low property taxes. Less than 30 miles to the Gulf of America for fishing, boating, and scalloping. Less than 5 miles to the Famous Suwannee River. Enjoy all things outdoors and nature here, including the 32-mile Nature Coast State Trail, numerous freshwater springs, and several State Parks. Call today to schedule your private tour!

27. 2026-03-10
    listed $194,000 Active

    Show marketing remark (595 chars)

    RECENTLY UPDATED 1983 DWMH on 2 ACRES! This home features upgrades such as a NEW WELL, SEPTIC, ROOF, and exterior WINDOWS! Inside, you will find new flooring, countertops, water heater, and appliances! Located on a PAVED ROAD! High and Dry! Dixie County offers low property taxes. Less than 30 miles to the Gulf of America for fishing, boating, and scalloping. Less than 5 miles to the Famous Suwannee River. Enjoy all things outdoors and nature here, including the 32-mile Nature Coast State Trail, numerous freshwater springs, and several State Parks. Call today to schedule your private tour!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 20 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: $19,072
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$4,625
• Taxable loss: −$691
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $2,047/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with recent updates, but some minor repairs and maintenance are needed to maximize its value.

Repairs flagged

• Minor kitchen cabinets — Dated but still functional.
• Minor bathroom tile — Dated but still functional.
• Minor exterior siding — Some discoloration, but still structurally sound.
• Minor windows — Some discoloration, but still functional.
• Minor HVAC — Some wear, but still functional.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance.
• Resale Replace kitchen cabinets — New cabinets can greatly enhance the kitchen's functionality and aesthetic appeal.
• Resale Replace bathroom tile — New tile can make the bathroom look fresh and modern.
• Both Clean and maintain HVAC system — A clean and well-maintained HVAC system can improve air quality and energy efficiency.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Dated but still functional.	Minor	$500–3,000
bathroom tile · Dated but still functional.	Minor	$500–3,000
exterior siding · Some discoloration, but still structurally sound.	Minor	$500–3,000
windows · Some discoloration, but still functional.	Minor	$500–3,000
HVAC · Some wear, but still functional.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance. ↑
• Resale Replace kitchen cabinets — New cabinets can greatly enhance the kitchen's functionality and aesthetic appeal. ↑
• Resale Replace bathroom tile — New tile can make the bathroom look fresh and modern. ↑
• Both Clean and maintain HVAC system — A clean and well-maintained HVAC system can improve air quality and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-18.0% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $159,000 NFMLS
• 2026-05-07 Price Changed $159,000 DGLMLS
• 2026-05-07 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $175,000 DGLMLS
• 2026-04-22 Price Changed $175,000 NFMLS
• 2026-04-22 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $185,000 NFMLS
• 2026-04-10 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $185,000 DGLMLS
• 2026-03-10 Listed $194,000 NFMLS
• 2026-03-10 Listed $194,000 DGLMLS
• 2026-03-10 Listed $194,000 Stellar MLS as Distributed by MLS Grid