8391 NW 172nd Ln · Fanning Springs, FL 32693

$209,900

3 bd · 2.0 ba · 1,512 sqft · Land · 4 Days on market

Built 2025 0.51 ac lot $5/mo HOA

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Welcome to Silver Oaks Subdivision, where the charm of North Florida living meets the convenience of nearby amenities and natural wonders. This 1/2-acre vacant lot has city water and sewer available. It's an incredible opportunity to build your dream home amidst the tranquil beauty of Fanning Springs. Situated just 2 miles away, Fanning Springs State Park beckons with its crystal-clear waters, perfect for swimming, snorkeling, and picnicking along the Suwannee River. Go fishing or boating on the river but watch out for the Gulf Sturgeon that rocket into the air without warning. If patient and quick enough may get a mid-air photo of these pre-historic creatures. Outdoor enthusiasts will delight in the abundance of recreational activities, including boating, fishing, and hiking trails that wind through pristine forests and scenic landscapes. Within a short 7-mile drive lies Chiefland, boasting modern conveniences such as Walmart, local shops, and restaurants, ensuring all your daily needs are met. For those seeking adventure, Manatee Springs State Park awaits just 14 miles away, offering opportunities for cave diving, wildlife viewing, and nature photography. The Gulf of Mexico, a mere 30 miles away, is a sportfishing paradise. Limits of Redfish, Trout, Snook are common. Scalloping is a favorite pastime in the Summer but save those cooler seasons for an Oyster roast around a fire. Enjoy the eclectic charm of Cedar Key where you can explore on land or by sea on a golf cart or kayak. The Gulf Coast beckons with endless possibilities for relaxation and recreation. For families, the region offers access to reputable schools and a close-knit community atmosphere, where neighbors become friends and lifelong memories are made. And with a variety of job opportunities in the area, including healthcare, education, and tourism, finding meaningful employment is within reach. Come discover the magic of Silver Oaks Subdivision, where the allure of small-town living meets the beauty of Florida's natural landscape. Whether you're seeking adventure or tranquility, this vacant lot offers the perfect canvas to create the life you've always dreamed of.

Key facts

• Open floor plan
• Vinyl flooring
• Owner's retreat

Tags

• CORNER LOT
• OPEN FLOOR PLAN
• ISLAND KITCHEN
• VINYL FLOORING
• LAUNDRY ROOM
• OWNER'S RETREAT

Property features AI

Finance

• Other: Pets allowed; Subdivision: Silver Oaks
• HOA & community: Homeowners association with a $60 annual fee (about $5/month)

Exterior

• Utilities: Public sewer
• Home design: Mobile home (residential)
• Construction: Vinyl siding; Shingle roof
• Exterior features: Corner lot

Interior

• Kitchen: Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Walk-in closets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $210k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (33.3% below list).
• Recommended offer: $140k (33.3% below list) — sets the bar for 1% rule.

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; 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 $22k of equity ($1k loan paydown + $21k 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.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 $27k; list at $210k implies a 677% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000 (33.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.67% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.14%
• DSCR: 0.68
• GRM: 12.5

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: 19.2%
• Equity multiple: 2.57×
• Total profit: $92,077
• Equity at exit: $189,095

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $288,708
• Equity at exit: $407,790

Cash invested: $58,772 (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: 12.5×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$5
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-350

Break-even live

Break-even rent $1,842

Max offer price $159,316

Occupancy floor —

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7790 NW 170th St Trenton, FL	3.0	2.0	1560	$1,400	$0.90	13d	1	0.66mi

HOA detail

• Monthly dues: $5 · $60/yr
• Likely covers: watersewer

Listing history 5 events

1. 2026-06-18
   days on market $209,900 Active 4 DOM
2. 2026-06-17
   days on market $209,900 Active 3 DOM
3. 2026-06-16
   days on market $209,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $209,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 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: $16,800
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − HOA: −$60
• − Depreciation: −$6,106
• Taxable loss: −$8,010
• Est. tax savings @ 24.0%: +$1,922
• After-tax cash flow: $-2,272/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

• Census place: Fanning Springs, FL
• 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

+536.1% since first listed

10 events — show timeline

• 2026-06-15 Listed $209,900 DGLMLS
• 2025-01-24 Sold (MLS) $27,000 DGLMLS
• 2024-12-18 Pending — DGLMLS
• 2024-12-11 Price Changed $28,500 DGLMLS
• 2024-08-29 Price Changed $29,000 DGLMLS
• 2024-06-07 Price Changed $30,000 DGLMLS
• 2024-05-14 Listed $33,000 DGLMLS
• 2023-09-25 Listed $39,000 DGLMLS
• 2023-08-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-05-17 Listed $32,999 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2025): $282 · +7.0% YoY. Source: county tax records.