4030 NE 212th Ter · East Williston, FL 32696

$145,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 5 Days on market

Built 2004 6,970 sqft 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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 2-bath manufactured home meticulously maintained on a fenced corner lot. Recently upgraded with a new roof in 2021, as well as a new A/C unit and water heater. Enjoy a spacious front deck and the security of a home security system. The primary bedroom features double sinks, an enclosed shower, and a walk-in closet, complemented by an additional closet in the bedroom. Includes a large metal storage building for extra space. Located in an area with no HOA and benefiting from lower Levy County taxes.

Key facts

• Newer roof
• Ceiling fans
• Newer water heater

Tags

• FULLY FENCED YARD
• LARGE STORAGE BUILDING
• NEWER ROOF
• NEWER AC SYSTEM
• NEWER WATER HEATER
• CEILING FANS

Property features AI

Finance

• Other: Homestead exempt; Corner lot size about 0.16 acres
• HOA & community: No association

Exterior

• Parking: Public road access
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Manufactured home (single wide); One story; South-facing
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built as single wide manufactured home
• Exterior features: Corner lot; Shed(s)/storage; Chain link fencing; Asphalt road access; Public maintained road

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (one-level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Split bedroom layout; Thermostat
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

Location & tenants

• Location reads 55/100 on livability (#877 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: health & safety D, 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: 359 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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.
• Current owner paid $124k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $145,000

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: 1.14% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $62
• Equity at exit: $21,620

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $30,342
• Equity at exit: $12,537

Cash invested: $40,600 (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: 359
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$113 /mo · $1,350/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $370

Break-even live

Break-even rent $1,181

Max offer price $145,000

Occupancy floor 73%

Sensitivity live

Price	-10% $452	-5% $411	+0% $370	+5% $329	+10% $288
Rent	-10% $240	-5% $305	+0% $370	+5% $435	+10% $501
Rate	-1.0pp $443	-0.5pp $407	base $370	+0.5pp $333	+1.0pp $294

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 SE 5th Ter Williston, FL	2.0	1.5	1000	$1,650	$1.65	14d	1	1.35mi

Listing history 4 events

1. 2026-06-21
   pricedays on market $145,000 Active 5 DOM
2. 2026-06-18
   days on market $149,900 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $149,900 Active 1 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: $1,350 · $113/mo
• Projected year-2 tax: $1,350 · $113/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$8,122
• − Property taxes: −$1,350
• − Insurance: −$725
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,218
• Taxable income: $2,216
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $3,910/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 — East Williston

• Score: 55/100
• State rank: #877
• US rank: #23180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Williston, FL
• 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

+199.8% since first listed

12 events — show timeline

• 2026-06-16 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-18 Sold (Public Records) $124,000 Public Records
• 2024-09-18 Sold (MLS) $124,000 DGLMLS
• 2024-09-18 Sold (MLS) $124,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-30 Pending — DGLMLS
• 2024-08-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-07-22 Listed $124,900 DGLMLS
• 2024-07-21 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2016-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-10-26 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-02-28 Listed $50,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+17.3%/yr

Latest (2025): $1,350 · +0.7% YoY. Source: county tax records.