21170 SE 67th Pl · Morriston, FL 32668

$300,000

4 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 51 Days on market

Built 2004 1.25 ac lot

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Why this score? — see what drove the D 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 +9.2/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• 1% rule +1.5/10.0

Listing remarks

OCALA HIGHLANDS WEST 4 BEDROOM, 2 BATH HOME ON 1.25 ACRES! Spacious 4 bedroom, 2 bath manufactured home, situated on a generous 1.25 acre lot. This property offers the perfect blend of comfort and privacy with plenty of room to enjoy outdoor living. The home features a well-designed layout with ample living space, ideal for families or those who enjoy extra room to spread out. Located in an ARR zoning area, you’ll have flexibility and fewer restrictions, making it a great option for a variety of lifestyles. One of the standout features is that the property is not located in a flood zone, providing added peace of mind. In the backyard, you’ll find a convenient storage shed—

Key facts

• Arr zoning area
• Storage shed
• 1.25 acres

Tags

• 1.25 ACRES
• ARR ZONING AREA
• NOT LOCATED IN A FLOOD ZONE
• STORAGE SHED

Property features AI

Finance

• Other: Property is homesteaded; Lot size approximately 1.25 acres (1 to less than 2 acres)
• HOA & community: No HOA association indicated

Exterior

• Utilities: Well water; Septic tank; Electricity connected; Water available
• Home design: Manufactured double wide home; One story; North-facing entry
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Storage

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Thermostat; Skylight(s)
• Laundry & utility: Washer hook up; Dryer hook up (electric); Inside laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (35.5% below list).
• Recommended offer: $194k (35.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 0.9% in Morriston — 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 44/100 on livability (#902 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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.
• Zoned schools: Nature Coast Middle School (math 32% / reading 42%, grade F, #399 of 571 statewide, top 71%, 90 students, 82% FRL, charter) — zoned schools average 82% FRL vs 62% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 148 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 $32k of equity ($2k loan paydown + $30k 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.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,614 (35.5% 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 51 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.65% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 12.9

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: 22.0%
• Equity multiple: 2.77×
• Total profit: $148,815
• Equity at exit: $270,264

10-year hold

• IRR: 19.7%
• Equity multiple: 6.35×
• Total profit: $449,235
• Equity at exit: $582,834

Cash invested: $84,000 (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: 148
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$58 /mo · $690/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-226

Break-even live

Break-even rent $2,222

Max offer price $260,039

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-141	+0% $-226	+5% $-311	+10% $-396
Rent	-10% $-379	-5% $-303	+0% $-226	+5% $-150	+10% $-73
Rate	-1.0pp $-75	-0.5pp $-150	base $-226	+0.5pp $-304	+1.0pp $-383

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $300,000 Active 51 DOM
2. 2026-06-18
   days on market $300,000 Active 48 DOM
3. 2026-06-17
   days on market $300,000 Active 47 DOM
4. 2026-06-16
   days on market $300,000 Active 46 DOM
5. 2026-06-15
   days on market $300,000 Active 45 DOM
6. 2026-06-14
   days on market $300,000 Active 43 DOM
7. 2026-06-13
   days on market $300,000 Active 42 DOM
8. 2026-06-10
   days on market $300,000 Active 40 DOM
9. 2026-06-09
   days on market $300,000 Active 39 DOM
10. 2026-06-08
    days on market $300,000 Active 38 DOM
11. 2026-06-07
    days on market $300,000 Active 37 DOM
12. 2026-06-05
    days on market $300,000 Active 34 DOM
13. 2026-06-03
    days on market $300,000 Active 33 DOM
14. 2026-06-02
    days on market $300,000 Active 32 DOM
15. 2026-06-01
    days on market $300,000 Active 31 DOM
16. 2026-05-31
    days on market $300,000 Active 30 DOM
17. 2026-05-30
    days on market $300,000 Active 29 DOM
18. 2026-05-01
    listed $300,000 Active
19. 2020-01-25
    historical
20. 2019-05-07
    listed $135,000
21. 2019-03-31
    historical
22. 2018-09-03
    listed $145,000
23. 2006-12-31
    historical
24. 2006-06-15
    listed $115,000

ⓘ 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: $690 · $58/mo
• Projected year-2 tax: $2,490 · $208/mo
• Expected delta: +$1,800/yr (+$150/mo · 260.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 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: $23,234
• − Mortgage interest: −$16,805
• − Property taxes: −$690
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$8,727
• Taxable loss: −$8,206
• Est. tax savings @ 24.0%: +$1,969
• After-tax cash flow: $-745/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 — Morriston

• Score: 44/100
• State rank: #902
• US rank: #26787

Category grades

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

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

+160.9% since first listed

7 events — show timeline

• 2026-05-01 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-05-07 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-09-03 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2006-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-06-15 Listed $115,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.3%/yr

Latest (2025): $690 · +33.6% YoY. Source: county tax records.