7411 NW 168th Ln · Fanning Springs, FL 32693

$110,000

2 bd · 2.0 ba · 784 sqft · Manufactured public records · 34 Days on market

Built 1983 1.40 ac lot

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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 +29.7/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property allows for you to build a home or put a manufactured home on this beautiful wooded property. Nestled just south of Fanning Springs, FL, this lot has an established home site with 1.4 acres of total property. The existing manf home has little to no value. However, the power is on and this could be a grandfather situation with the county saving an impact fee. All improvements are being sold "As-Is. " Just a 5-minute drive away is Fanning Springs State Park beckons with its crystal-clear spring and opportunities for swimming, boating, and picnicking. The area provides access to the Suwannee River with a boat ramp nearby. Shopping abounds just up the road in nearby Chiefland. Adjoining lot to the west is also available.

Key facts

• Remodeled kitchen
• Updated bathrooms
• New mini splits

Tags

• MOVE IN READY
• REMODELED KITCHEN
• UPDATED BATHROOMS
• NEW MINI SPLITS
• COMPLETELY REMODELED BATHS
• NEW LVP FLOORING

Property features AI

Exterior

• Utilities: Private well water
• Home design: Residential mobile home
• Construction: Aluminum siding; Metal roof
• Exterior features: Level lot; Wooded lot

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.7% in Fanning Springs — 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 63/100 on livability (#739 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, 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: 199 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 $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; list at $110k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.29% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.61%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 3.77×
• Total profit: $85,421
• Equity at exit: $99,097

10-year hold

• IRR: 30.8%
• Equity multiple: 8.52×
• Total profit: $231,480
• Equity at exit: $213,706

Cash invested: $30,800 (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 32693

• Home prices YoY: 14.8%
• Active inventory: 199
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,419 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$98 /mo · $1,176/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $401

Break-even live

Break-even rent $912

Max offer price $110,000

Occupancy floor 67%

Sensitivity live

Price	-10% $463	-5% $432	+0% $401	+5% $369	+10% $338
Rent	-10% $288	-5% $345	+0% $401	+5% $457	+10% $513
Rate	-1.0pp $456	-0.5pp $429	base $401	+0.5pp $372	+1.0pp $343

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $110,000 Active 34 DOM
2. 2026-06-17
   days on market $110,000 Active 33 DOM
3. 2026-06-16
   days on market $110,000 Active 32 DOM
4. 2026-06-15
   days on market $110,000 Active 31 DOM
5. 2026-06-14
   days on market $110,000 Active 29 DOM
6. 2026-06-13
   pricestatusdays on market $110,000 Active 28 DOM
7. 2026-05-08
   status Active
8. 2026-05-01
   status Pending
9. 2026-04-26
   listed $99,900 Active
10. 2024-10-29
    soldstatus $40,000 Closed 750-char remark

    Show marketing remark (750 chars)

    This property allows for you to build a home or put a manufactured home on this beautiful wooded property. Nestled just south of Fanning Springs, FL, this lot has an established home site with 1.4 acres of total property. The existing manf home has little to no value. However, the power is on and this could be a grandfather situation with the county saving an impact fee. All improvements are being sold "As-Is. " Just a 5-minute drive away is Fanning Springs State Park beckons with its crystal-clear spring and opportunities for swimming, boating, and picnicking. The area provides access to the Suwannee River with a boat ramp nearby. Shopping abounds just up the road in nearby Chiefland. Adjoining lot to the west is also available.

11. 2024-09-03
    price $50,000 750-char remark

    Show marketing remark (750 chars)

    This property allows for you to build a home or put a manufactured home on this beautiful wooded property. Nestled just south of Fanning Springs, FL, this lot has an established home site with 1.4 acres of total property. The existing manf home has little to no value. However, the power is on and this could be a grandfather situation with the county saving an impact fee. All improvements are being sold "As-Is. " Just a 5-minute drive away is Fanning Springs State Park beckons with its crystal-clear spring and opportunities for swimming, boating, and picnicking. The area provides access to the Suwannee River with a boat ramp nearby. Shopping abounds just up the road in nearby Chiefland. Adjoining lot to the west is also available.

12. 2024-08-28
    listed $30,000 Active 750-char remark

    Show marketing remark (750 chars)

    This property allows for you to build a home or put a manufactured home on this beautiful wooded property. Nestled just south of Fanning Springs, FL, this lot has an established home site with 1.4 acres of total property. The existing manf home has little to no value. However, the power is on and this could be a grandfather situation with the county saving an impact fee. All improvements are being sold "As-Is. " Just a 5-minute drive away is Fanning Springs State Park beckons with its crystal-clear spring and opportunities for swimming, boating, and picnicking. The area provides access to the Suwannee River with a boat ramp nearby. Shopping abounds just up the road in nearby Chiefland. Adjoining lot to the west is also available.

ⓘ 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: $1,176 · $98/mo
• Projected year-2 tax: $1,176 · $98/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 5/10 Major FEMA zone X (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,032
• − Mortgage interest: −$6,162
• − Property taxes: −$1,176
• − Insurance: −$550
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$3,200
• Taxable income: $3,219
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $4,035/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 — Fanning Springs

• Score: 63/100
• State rank: #739
• US rank: #15960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,692

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 46.81%
• Current HPI: 363.4299
• 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

+233.0% since first listed

6 events — show timeline

• 2026-05-08 Relisted — DGLMLS
• 2026-05-01 Pending — DGLMLS
• 2026-04-26 Listed $99,900 DGLMLS
• 2024-10-29 Sold (MLS) $40,000 DGLMLS
• 2024-09-03 Price Changed $50,000 DGLMLS
• 2024-08-28 Listed $30,000 DGLMLS

Property tax history

+12.4%/yr

Latest (2025): $1,176 · +13.3% YoY. Source: county tax records.