2951 SE 134th Ter · Williston Highlands, FL 32668

$239,900

3 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 26 Days on market

Built 1997 1.25 ac lot Est $230k · at est.

---

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).

• Cash flow +14.9/30.0
• Appreciation +10.0/10.0
• ARV discount +5.5/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Under contract-accepting backup offers. Fenced 1.25 acre with huge doublewide and large 20' x 40' metal Workshop just off CR326. Sturdy Ramp connects to the front porch. Home boast 2052 sq ft and 3153 Total sq ft under roof. Metal Roof & HVAC are only 4 years old! The Family Room has a Wood Burning Fireplace! Kitchen has plenty of cabinets and a walk-in Pantry. Eat in the Dining Room or pull up a bar stool at the Kitchen Counter. A 2nd Refrigerator & newer Washer & Dryer are included. The Primary Bedroom Suite has a Bonus Room that could be a 4th Bedroom, Office, Craft Room. .. you get the idea ; ) The 2nd & 3rd Bedrooms share a connected bathroom. A Half Bathroom is

Key facts

• Fenced 1.25 acre
• Bonus room
• Walk-in pantry

Tags

• FENCED 1.25 ACRE
• 20 X 40 METAL WORKSHOP
• WOOD BURNING FIREPLACE
• WALK-IN PANTRY
• BONUS ROOM
• FRONT AND BACK COVERED PORCHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $71 ($856/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 $192k (19.9% below list).
• Recommended offer: $192k (19.9% 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-, schools F, amenities 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.
• Market conditions: 146 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 $26k of equity ($2k loan paydown + $24k 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 $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $240k implies a 100% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,117 (19.9% below list)

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. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $229,824
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2951 SE 134th Ter	0.00mi	3/2.5	2,052 (0%)	1mo	$229,000	$112	97
2751 SE 137th Ct	0.36mi	4/2.0 (+1)	2,052 (0%)	9mo	$190,000	$93	71
2751 SE 132nd Ct	0.28mi	4/2.0 (+1)	2,232 (+9%)	8mo	$199,900	$90	61
2250 SE 134th Ter	0.67mi	3/2.0	1,800 (-12%)	6mo	$224,000	$124	43

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: 25.2%
• Equity multiple: 3.01×
• Total profit: $135,097
• Equity at exit: $216,121

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $394,066
• Equity at exit: $466,073

Cash invested: $67,172 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,921 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $71

Break-even live

Break-even rent $1,831

Max offer price $239,900

Occupancy floor 91%

Sensitivity live

Price	-10% $207	-5% $139	+0% $71	+5% $3	+10% $-64
Rent	-10% $-80	-5% $-5	+0% $71	+5% $147	+10% $223
Rate	-1.0pp $192	-0.5pp $132	base $71	+0.5pp $9	+1.0pp $-54

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-14
   status Pending
2. 2026-03-19
   listed $239,900 Active
3. 2005-12-21
   soldstatus $120,000

ⓘ 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: $1,061 · $88/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$931/yr (+$78/mo · 87.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $23,054
• − Mortgage interest: −$13,438
• − Property taxes: −$1,061
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$6,979
• Taxable loss: −$3,312
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $1,651/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

+99.9% since first listed

3 events — show timeline

• 2026-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-21 Sold (Public Records) $120,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,061 · +21.8% YoY. Source: county tax records.