144 NE 159th Ave · Fanning Springs, FL 32680

$160,000

3 bd · 1.0 ba · 1,242 sqft · Manufactured public records · 100 Days on market

Built 1999 3.18 ac lot Est $235k · 32% under

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Why this score? — see what drove the B- 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 +20.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INCOME PRODUCING PROPERTY!!! 3 Bed (two bedrooms do not have closets) 2 Bath and an extra room on a little over 3 acres of land. NO FLOOD, NO HOA. Monthly rental income 1,050 dollars. Month-to-month lease in case buyer wants to occupy the house or raise the rent. The grass is virtually staged.

Key facts

• 3.18 acre lot
• Built 1999
• Listed 100 days

Property features AI

Finance

• Other: Unfurnished; Living area approximately 1,242 square feet
• Financial info: Property is residential; listed as a manufactured home
• HOA & community: No association (no HOA listed)

Exterior

• Parking: No specific parking details listed
• Security: No security features listed
• Utilities: Well water; Septic tank; Cable available; Electricity available
• Home design: Manufactured home (double wide); Single-story; Faces south; Entry level: One
• Construction: Metal siding; Metal roof; Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Outdoor lighting; Unpaved lot; Dirt road access; Wooded vegetation; Shed(s)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Wall/window air conditioning units
• Interior features: Ceiling fans
• Laundry & utility: No laundry hookup (none listed)

🏷️ Possibly a rental listed for sale. The $160,000 price doesn't fit this home's estimated sale value (~$234,738) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $199 ($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 $158k (1.3% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.

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, amenities F, commute 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.
• Zoned schools: Dixie County High School (math 31% / reading 42%, grade F, #351 of 667 statewide, top 54%, 714 students, 70% FRL).
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-14 pts) — the specific schools serving this property underperform the Dixie average; the district grade overstates school quality for this exact location.
• Market conditions: 262 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 ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $75k; list at $160k implies a 113% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,600 (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: 0.99% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $234,738
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
861 NE 188th Ave	0.46mi	3/2.0	1,056 (-15%)	1mo	$200,000	$189	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: 28.1%
• Equity multiple: 3.23×
• Total profit: $99,810
• Equity at exit: $144,141

10-year hold

• IRR: 24.5%
• Equity multiple: 7.34×
• Total profit: $283,931
• Equity at exit: $310,845

Cash invested: $44,800 (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: 262
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$143 /mo · $1,717/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $199

Break-even live

Break-even rent $1,328

Max offer price $160,000

Occupancy floor 82%

Sensitivity live

Price	-10% $290	-5% $244	+0% $199	+5% $154	+10% $109
Rent	-10% $74	-5% $137	+0% $199	+5% $262	+10% $324
Rate	-1.0pp $280	-0.5pp $240	base $199	+0.5pp $158	+1.0pp $115

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $160,000 Active 100 DOM
2. 2026-06-18
   days on market $160,000 Active 98 DOM
3. 2026-06-17
   days on market $160,000 Active 97 DOM
4. 2026-06-16
   days on market $160,000 Active 96 DOM
5. 2026-06-15
   days on market $160,000 Active 95 DOM
6. 2026-06-13
   days on market $160,000 Active 93 DOM
7. 2026-06-12
   days on market $160,000 Active 92 DOM
8. 2026-06-09
   days on market $160,000 Active 89 DOM
9. 2026-06-08
   days on market $160,000 Active 88 DOM
10. 2026-06-07
    days on market $160,000 Active 87 DOM
11. 2026-06-07
    days on market $160,000 Active 86 DOM
12. 2026-06-04
    days on market $160,000 Active 83 DOM
13. 2026-06-02
    days on market $160,000 Active 82 DOM
14. 2026-06-01
    days on market $160,000 Active 81 DOM
15. 2026-05-31
    days on market $160,000 Active 80 DOM
16. 2026-05-31
    days on market $160,000 Active 79 DOM
17. 2026-03-12
    listed $160,000 Active 294-char remark

    Show marketing remark (294 chars)

    INCOME PRODUCING PROPERTY!!! 3 Bed (two bedrooms do not have closets) 2 Bath and an extra room on a little over 3 acres of land. NO FLOOD, NO HOA. Monthly rental income 1,050 dollars. Month-to-month lease in case buyer wants to occupy the house or raise the rent. The grass is virtually staged.

18. 2026-03-12
    listed $160,000 Active

    Show marketing remark (294 chars)

    INCOME PRODUCING PROPERTY!!! 3 Bed (two bedrooms do not have closets) 2 Bath and an extra room on a little over 3 acres of land. NO FLOOD, NO HOA. Monthly rental income 1,050 dollars. Month-to-month lease in case buyer wants to occupy the house or raise the rent. The grass is virtually staged.

19. 2022-01-24
    soldstatus $75,000
20. 2004-10-13
    soldstatus $35,100
21. 2004-04-01
    soldstatus $8,500

ⓘ 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: $1,717 · $143/mo
• Projected year-2 tax: $1,717 · $143/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 ≥106°F today · 22 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: $18,956
• − Mortgage interest: −$8,962
• − Property taxes: −$1,717
• − Insurance: −$800
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$4,655
• Taxable loss: −$211
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $2,440/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

+1782.4% since first listed

5 events — show timeline

• 2026-03-12 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listed $160,000 HCAR
• 2022-01-24 Sold (Public Records) $75,000 Public Records
• 2004-10-13 Sold (Public Records) $35,100 Public Records
• 2004-04-01 Sold (Public Records) $8,500 Public Records

Property tax history

+33.1%/yr

Latest (2025): $1,717 · +9.6% YoY. Source: county tax records.