14210 NE 50th Pl · Williston Highlands, FL 32696

$140,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 2 Days on market

Built 1998 0.48 ac lot Est $180k · 22% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price reduced again!! Clean, second-set doublewide (no FHA financing) in Williston's comfortable B & R Subdivision on nearly half an acre. This mobile home has been totally redone from the ground up. New subfloors, new tile, new carpets, new kitchen, new plumbing, new electrical, newly painted walls, new bathrooms, new decks, new septic, just about anything and everything is new. Quiet area, close to either Williston or Bronson, Gainesville or Ocala. This home will welcome you in with its freshness and be a very reliable shelter for years to come.

Key facts

• Updated electrical
• Updated flooring
• Updated kitchen

Tags

• FULLY FENCED PROPERTY
• UPDATED SUBFLOORS
• UPDATED FLOORING
• UPDATED KITCHEN
• UPDATED PLUMBING
• UPDATED ELECTRICAL

Property features AI

Finance

• Other: Property type: Residential; Lot size approximately 0.48 acres (0.25–0.5 acre); Lot is cleared, level, private, oversized with pasture; public maintained road access (dirt/gravel/other); Zoning: A. RR; Other structures on lot: storage, shed(s); Farm use noted: chicken, crops, livestock with 1 well and 1 septic; Living area approximately 1,248 square feet
• Financial info: No lease restrictions
• HOA & community: No association

Exterior

• Parking: Driveway; Reserved parking
• Security: Pets allowed
• Utilities: Well water; Septic tank; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide); Attached property; One story; Faces north; Completed condition; Entry level: 1
• Construction: Vinyl siding; Metal roof; Built on crawlspace; Double wide body type
• Exterior features: Front porch; Side porch; Dog run; Fire pit; Private mailbox; Outdoor storage; Shed(s)

Interior

• Kitchen: Convection oven; Dishwasher; Freezer; Microwave; Refrigerator; Other kitchen appliances
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Crawlspace foundation (utility access)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen and family room combined; Living room and dining room combined; Family room
• Laundry & utility: Washer hook-up; Dryer hook-up (electric); Laundry closet; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 11.0% vs local median 5.9% in Williston Highlands — 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 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-, amenities F, commute 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: Joyce M. Bullock Elementary School (662 students, 70% FRL); Williston Middle High School (math 44% / reading 36%, grade F, #296 of 667 statewide, top 45%, 1,119 students, 60% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 358 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Levy County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.77%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $179,712
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4931 NE 141st Ave	0.12mi	3/2.0	1,128 (-10%)	2mo	$161,950	$144	77

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 8.0%
• Equity multiple: 1.31×
• Total profit: $12,225
• Equity at exit: $20,874

10-year hold

• IRR: 17.2%
• Equity multiple: 2.42×
• Total profit: $55,682
• Equity at exit: $12,105

Cash invested: $39,200 (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 32696

• Home prices YoY: -6.2%
• Active inventory: 358
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,920 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $548

Break-even live

Break-even rent $1,227

Max offer price $140,000

Occupancy floor 66%

Sensitivity live

Price	-10% $627	-5% $587	+0% $548	+5% $508	+10% $468
Rent	-10% $396	-5% $472	+0% $548	+5% $624	+10% $699
Rate	-1.0pp $618	-0.5pp $583	base $548	+0.5pp $511	+1.0pp $474

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   listed $140,000 Pending 2 DOM

ⓘ 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: $2,124 · $177/mo
• Projected year-2 tax: $2,124 · $177/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 8/10 Severe 6 d/yr ≥107°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,046
• − Mortgage interest: −$7,842
• − Property taxes: −$2,124
• − Insurance: −$700
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$4,073
• Taxable income: $4,619
• Est. tax owed @ 24.0%: −$1,109
• After-tax cash flow: $5,463/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): 14,532

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 13% Black 13% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 2%
• Common ancestry: Slovak 4% Iranian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 89% English-only · Spanish 10% Chinese 1%

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: ▼ -21.99%
• Current HPI: 335.7751
• 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

+900.0% since first listed

18 events — show timeline

• 2026-06-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-10 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-04 Sold (Public Records) $165,000 Public Records
• 2025-06-03 Sold (MLS) $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-18 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-08 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-14 Price Changed $171,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-27 Listed $181,900 Stellar MLS as Distributed by MLS Grid
• 2021-04-06 Sold (MLS) $14,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-06 Sold (MLS) $14,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-10-05 Listed $15,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-15 Listed $15,000 Stellar MLS as Distributed by MLS Grid
• 1995-02-01 Sold (Public Records) $24,500 Public Records
• 1991-12-01 Sold (Public Records) $14,000 Public Records

Property tax history

+30.3%/yr

Latest (2025): $2,124 · +14.2% YoY. Source: county tax records.