14890 SE 20th St · Williston Highlands, FL 32668

$264,900

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 72 Days on market

Built 1996 2.57 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 +16.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This amazing property features a 1080 square foot 1996 manufactured home situated on 2.5 acres of land, providing a sense of privacy and ample room for a variety of uses, such as gardening, recreational activities, or accommodating animals. The expansive lot enhances the property’s rural character and offers flexibility for future improvements or outdoor projects. The residence includes 2 bedrooms and 2 bathrooms, offering a practical and efficient layout suitable for a small household, seasonal residents, or those seeking a more manageable living space. A notable feature of the property is the spacious 4-car barn/garage, which can serve multiple purposes, including vehicle storage, a

Key facts

• 2.5 acres of land
• Spacious 4-car barn
• 2.57 acre lot

Tags

• 2.5 ACRES OF LAND
• SPACIOUS 4-CAR BARN
• VERSATILE OUTDOOR SPACE

Property features AI

Finance

• Other: Zoning: R-1; Lot: approximately 2.57 acres (2 to less than 5 acres); Publicly maintained road; Direction faces east; Building area and living area reported in public records
• HOA & community: Horses allowed; Cats and dogs allowed; No association approvals required

Exterior

• Parking: Driveway; Carport with 2 spaces
• Utilities: Well water; Septic tank; Electricity connected; Propane available; Phone available; Broadband / high-speed internet available; Water connected
• Home design: Manufactured double-wide home; Single-story; East-facing; Homesteaded property; Completed condition
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Covered, enclosed front porch; Sliding doors; Storage; Private mailbox; Wire and wood fencing; Mature landscaping with oak trees and wooded areas; Limerock road approach; One well; One septic system

Interior

• Kitchen: Range; Range hood; Microwave; Gas water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room / dining room combo; Split bedroom floorplan; Thermostat; Walk-in closet(s); Florida room
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $161 ($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 $220k (16.9% below list).
• Recommended offer: $220k (16.9% below list) — sets the bar for 1% rule.

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: Williston Elementary School (math 53% / reading 52%, grade C-, #976 of 2,144 statewide, top 46%, 488 students, 71% 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 66% FRL track the district average.
• Market conditions: 146 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($249k) 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.

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 $220,000 (16.9% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $163,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2230 SE 143rd Ter	0.63mi	3/2.0 (+1)	1,130 (+5%)	11mo	$160,000	$142	49
14250 SE 20th St	0.71mi	3/2.0 (+1)	1,232 (+14%)	8mo	$185,500	$151	32

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: 26.1%
• Equity multiple: 3.08×
• Total profit: $154,389
• Equity at exit: $238,643

10-year hold

• IRR: 22.9%
• Equity multiple: 7.02×
• Total profit: $446,354
• Equity at exit: $514,642

Cash invested: $74,172 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $161

Break-even live

Break-even rent $1,996

Max offer price $264,900

Occupancy floor 88%

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14651 SE 10th St Williston, FL	2.0	2.0	1101	$2,200	$2.00	21d	1	1.04mi

Listing history 18 events

1. 2026-06-18
   days on market $264,900 Active 72 DOM
2. 2026-06-17
   days on market $264,900 Active 71 DOM
3. 2026-06-16
   days on market $264,900 Active 70 DOM
4. 2026-06-15
   days on market $264,900 Active 69 DOM
5. 2026-06-14
   days on market $264,900 Active 67 DOM
6. 2026-06-13
   days on market $264,900 Active 66 DOM
7. 2026-06-10
   days on market $264,900 Active 64 DOM
8. 2026-06-09
   days on market $264,900 Active 63 DOM
9. 2026-06-08
   days on market $264,900 Active 62 DOM
10. 2026-06-07
    days on market $264,900 Active 61 DOM
11. 2026-06-05
    days on market $264,900 Active 58 DOM
12. 2026-06-03
    days on market $264,900 Active 57 DOM
13. 2026-06-02
    days on market $264,900 Active 56 DOM
14. 2026-06-01
    days on market $264,900 Active 55 DOM
15. 2026-05-31
    days on market $264,900 Active 54 DOM
16. 2026-05-30
    days on market $264,900 Active 53 DOM
17. 2026-04-17
    status Active
18. 2026-03-30
    listed $264,900 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: $932 · $78/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$1,267/yr (+$106/mo · 135.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$14,839
• − Property taxes: −$932
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$7,706
• Taxable loss: −$2,625
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $2,559/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

• Census place: Williston Highlands, FL
• 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

2 events — show timeline

• 2026-04-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listed $264,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $932 · +25.0% YoY. Source: county tax records.