3839 NE 210th Ct · East Williston, FL 32696

$189,500

3 bd · 2.0 ba · 1,113 sqft · SingleFamily public records · 137 Days on market

Built 1985 0.28 ac lot

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.7/10.0
• 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

Move-in ready and beautifully renovated! This solid block home just east of the Williston city limits offers worry-free living with a long list of updates already completed. Renovated features include a durable metal roof, brand-new electric service, and all-new vinyl plank flooring throughout. The fully updated kitchen shines with new cabinets, granite countertops, and stainless steel appliances, including a new washer and dryer in the separate laundry room for added convenience. Both bathrooms have also been completely remodeled with trendy finishes. Outside, enjoy a spacious yard with a stunning mature oak tree out front—perfect for relaxing, entertaining, or future outdoor plans. Conveniently located near US 27 toward Ocala, this home's location also perfectly situation for an easy commute to Gainesville and quick access to shopping and dining. A perfect home with no updates needed—just move in and enjoy!

Key facts

• Electric service
• Metal roof
• Updated kitchen

Tags

• METAL ROOF
• ELECTRIC SERVICE
• VINYL PLANK FLOORING
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Lot size about 0.28 acres (1/4 to less than 1/2 acre); Road surface: Asphalt; Direction faces: West
• Financial info: No lease restrictions
• HOA & community: No HOA; Development: Lincoln Heights

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Septic tank sewer; Electricity connected
• Home design: Single family residence; One story; Faces west; Residential zoning (R-1)
• Construction: Block construction; Metal roof; Built on a slab foundation; Living area about 1,113 sq ft; Building area about 1,482 sq ft
• Exterior features: Other exterior features; Asphalt road access; Public maintained road

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Solid surface and stone counters
• Bedrooms: 3 bedrooms
• Flooring: Tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Living room/dining room combo; Solid surface counters; Stone counters; Thermostat
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $45 ($535/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 $165k (12.9% below list).
• Recommended offer: $165k (12.9% below list) — sets the bar for 1% rule.

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); Nature Coast Middle School (math 32% / reading 42%, grade F, #399 of 571 statewide, top 71%, 90 students, 82% FRL, charter); Williston Middle High School (math 44% / reading 36%, grade F, #296 of 667 statewide, top 45%, 1,119 students, 60% FRL).
• 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 $6k 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.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $190k implies a 380% 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; 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 $165,000 (12.9% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 13% 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. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $120,204
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3731 NE 210 Ct	0.08mi	3/1.5	1,113 (0%)	17mo	$162,000	$146	80
4030 NE 212th Ter	0.30mi	2/2.0 (-1)	1,152 (+4%)	21mo	$124,000	$108	58
21052 NE 40th St	0.15mi	3/1.0	984 (-12%)	17mo	$55,000	$56	56

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-27,875
• Equity at exit: $28,255

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-20,643
• Equity at exit: $16,384

Cash invested: $53,060 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$186 /mo · $2,235/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $45

Break-even live

Break-even rent $1,594

Max offer price $189,500

Occupancy floor 92%

Sensitivity live

Price	-10% $152	-5% $98	+0% $45	+5% $-9	+10% $-63
Rent	-10% $-86	-5% $-21	+0% $45	+5% $110	+10% $175
Rate	-1.0pp $140	-0.5pp $93	base $45	+0.5pp $-5	+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: $47,375
• Closing costs: $5,685
• 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	15d	1	1.08mi

Listing history 18 events

1. 2026-06-14
   statusdays on market $189,500 Pending 137 DOM
2. 2026-06-13
   days on market $189,500 Active 136 DOM
3. 2026-06-10
   days on market $189,500 Active 134 DOM
4. 2026-06-09
   days on market $189,500 Active 133 DOM
5. 2026-06-08
   days on market $189,500 Active 132 DOM
6. 2026-06-07
   days on market $189,500 Active 131 DOM
7. 2026-06-05
   days on market $189,500 Active 128 DOM
8. 2026-06-03
   days on market $189,500 Active 127 DOM
9. 2026-06-02
   days on market $189,500 Active 126 DOM
10. 2026-06-01
    days on market $189,500 Active 125 DOM
11. 2026-05-31
    days on market $189,500 Active 124 DOM
12. 2026-05-30
    days on market $189,500 Active 123 DOM
13. 2026-04-07
    price $189,500 934-char remark

    Show marketing remark (934 chars)

    Move-in ready and beautifully renovated! This solid block home just east of the Williston city limits offers worry-free living with a long list of updates already completed. Renovated features include a durable metal roof, brand-new electric service, and all-new vinyl plank flooring throughout. The fully updated kitchen shines with new cabinets, granite countertops, and stainless steel appliances, including a new washer and dryer in the separate laundry room for added convenience. Both bathrooms have also been completely remodeled with trendy finishes. Outside, enjoy a spacious yard with a stunning mature oak tree out front—perfect for relaxing, entertaining, or future outdoor plans. Conveniently located near US 27 toward Ocala, this home's location also perfectly situation for an easy commute to Gainesville and quick access to shopping and dining. A perfect home with no updates needed—just move in and enjoy!

14. 2026-04-07
    price $189,500

    Show marketing remark (934 chars)

    Move-in ready and beautifully renovated! This solid block home just east of the Williston city limits offers worry-free living with a long list of updates already completed. Renovated features include a durable metal roof, brand-new electric service, and all-new vinyl plank flooring throughout. The fully updated kitchen shines with new cabinets, granite countertops, and stainless steel appliances, including a new washer and dryer in the separate laundry room for added convenience. Both bathrooms have also been completely remodeled with trendy finishes. Outside, enjoy a spacious yard with a stunning mature oak tree out front—perfect for relaxing, entertaining, or future outdoor plans. Conveniently located near US 27 toward Ocala, this home's location also perfectly situation for an easy commute to Gainesville and quick access to shopping and dining. A perfect home with no updates needed—just move in and enjoy!

15. 2026-01-29
    listed $209,000 Active 934-char remark

    Show marketing remark (934 chars)

    Move-in ready and beautifully renovated! This solid block home just east of the Williston city limits offers worry-free living with a long list of updates already completed. Renovated features include a durable metal roof, brand-new electric service, and all-new vinyl plank flooring throughout. The fully updated kitchen shines with new cabinets, granite countertops, and stainless steel appliances, including a new washer and dryer in the separate laundry room for added convenience. Both bathrooms have also been completely remodeled with trendy finishes. Outside, enjoy a spacious yard with a stunning mature oak tree out front—perfect for relaxing, entertaining, or future outdoor plans. Conveniently located near US 27 toward Ocala, this home's location also perfectly situation for an easy commute to Gainesville and quick access to shopping and dining. A perfect home with no updates needed—just move in and enjoy!

16. 2026-01-27
    listed $209,000 Active
17. 1996-01-01
    soldstatus $39,500
18. 1995-01-01
    soldstatus $18,700

ⓘ 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: $2,235 · $186/mo
• Projected year-2 tax: $2,235 · $186/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: −$10,615
• − Property taxes: −$2,235
• − Insurance: −$948
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,513
• Taxable loss: −$2,678
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $1,177/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

+913.4% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $189,500 DGLMLS
• 2026-04-07 Price Changed $189,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Listed $209,000 DGLMLS
• 2026-01-27 Listed $209,000 Stellar MLS as Distributed by MLS Grid
• 1996-01-01 Sold (Public Records) $39,500 Public Records
• 1995-01-01 Sold (Public Records) $18,700 Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,235 · +53.6% YoY. Source: county tax records.